It is is a decade since I bought my property in Lytham. Conveyancing lawyers have now been appointed on the sale but I am unable to track down the title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the lender or they could be archived with the solicitor who acted in the purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Lytham involves registered property but in the rare situation where your home is unregistered it is more of a problem but is not insurmountable.
I am assisting my step-mother sell her flat in Lytham. Will the conveyancing solicitor arrange an energy assessment or it is for the owner to see to?
Following the abolition of Home Information Packs, energy assessments was left as a compulsory part of selling a property. An energy performance certificate should be commissioned in advance of the property being advertised. This is not something that law firms ordinarily organise. If you are using a Lytham conveyancing practitioner they may be willing to arrange EPC’s given their relationships with long established local accredited person
I am currently in the process of buying my council flat in Lytham. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I recently had an offer accepted on an apartment in Lytham. My financial adviser recommended their conveyancers. I paid an on account payment of £200. Not long after, the lawyer called me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have been told that property searches are a common cause of hinderance in Lytham conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Lytham.
It has been four months following my purchase conveyancing in Lytham took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
We're FTB’s - agreed a price, yet the estate agent informed us that the vendor will only go ahead if we appoint their chosen conveyancers as they need an ‘expedited deal’. We would rather use a high street solicitor accustomed to conveyancing in Lytham
It is unlikely the owners are driving this. If they desire ‘a quick sale', turning down a serious buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you will continue to appoint your preferred Lytham conveyancing solicitors - not the ones that will give their estate agent a referral fee or hit his conveyancing thresholds pre-set by senior management.
I've found a house that seems to meet my requirements, at a great price which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Lytham. Conveyancing solicitors have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Lytham ?
The majority of houses in Lytham are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Lytham in which case you should be shopping around for a Lytham conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’spermission to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer should appraise you on the various issues.
I inherited a split level flat in Lytham, conveyancing having been completed in 1995. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Lytham with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 2088
You have 63 years left to run we estimate the premium for your lease extension to be between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.