Unfortunately I am unable to travel far from Lytham. Please clarify why all Lytham conveyancers aren't automatically on all bank panels?
Mortgage Companies ordinarily impose restrictions on either the nature or volume of conveyancing solicitors on their panel. Frequent examples of such restriction(s) being that a organisation needs to have two or more partners. As well as restricting the structure of firm, some have decided to restrict the number of conveyancers they permit to represent them. You should note that banks have no responsibility for the quality of advice given by any Lytham conveyancing practitioner on their panel. Property fraud was a key driver in the rationalisation of solicitor panels from 2008 even though there are opposing views about the extent of solicitor involvement in some of that fraud. Data via HM Land Registry reveal that thousands of law organisations only conduct less than three conveyances annually. Those advocating conveyancing panel culls ask why law firms deserve the right to be listed on a conveyancing panel when clearly property law is not their primary expertise?
Are all Lytham Conveyancing Quality Solicitors on the Virgin Money conveyancing list of approved practices?
Some major banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
We expect to receive a OIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Lytham solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Lytham solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I had an offer accepted on a property in Lytham on 19/11/2025, valuation was booked 3 days after, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been on the look out for a leasehold apartment up to £305k and found one near me in Lytham I like with amenity areas and transport links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Lytham for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
How easy is it to change firm as I have to appoint a firm on the Nottingham Building Society conveyancing panel. I was using a family conveyancing solicitor in Lytham round the corner but the firm is not approved by Nottingham Building Society
We will our best to assist in finding you a conveyancing solicitor in Lytham on the Nottingham Building Society panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Lytham. In making use of the find a conveyancing solicitor tool on this site, you can scrutinise charges for conveyancing solicitors in Lytham and throughout England and Wales.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Lytham. I have chance upon a site which seems to have the perfect offering If it is possible to get all the legals done via phone that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Why do Lytham conveyancing charges differ for leasehold and freehold properties?
Leasehold conveyancing in Lytham more often than not will involve additional due diligence such as checking the lease, liaising with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.