Would the conveyancing lawyers listed on your site carry out auction conveyancing in Lytham?
We know of a number of auction solicitors we can put you in touch with those conducting auction conveyancing. Lytham is just one of the many areas of where our lawyers have a presence.
Please help - my lawyer says that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Lytham?
The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between Halifax and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Lytham bank branch on various occasions and was told it wasn't a problem and they would lend. My Lytham conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
The conveyancing practitioner has to comply with the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
After what seems like an age I have had an offer on a maisonette in Lytham agreed to, but there is a chain. The vendors have placed an offer on on an apartment, but it’s not been accepted yet, and have viewings of other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Lytham. What do I do now? At what point do I apply for the mortgage with Co-operative?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then survey, Lytham conveyancing search fees, etc). First, you should check that your conveyancer is on the Co-operative conveyancing panel. Regarding the next stages this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. During a hot market many buyers would apply for a home loan with Co-operative and arrange for the valuation and only if it was satisfactory would they ask their solicitor to move forward with searches.
My partner and I are selling our property in Lytham and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Lytham conveyancer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing practice as opposed to a conveyancing solicitor in Lytham. Having lived in Lytham for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I used Action Conveyancing a few years past for my conveyancing in Lytham. Now, I need the documents however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lytham of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the advice of my in-laws I had a survey completed on a house in Lytham in advance of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies may not grant a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lytham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lytham to see if the conveyancing costs will increase in light of this.
How do I use the search facility to locate a conveyancing solicitor in Lytham on the panel for my lender?
First pick a lender such as Nationwide Building Society, Chelsea Building Society or Britannia then type in your preferred area such as Lytham. Conveyancing firms in Lytham and further afield should be listed.