I just bought a property at auction in Lytham St Annes. Conveyancing is needed. What is next?
Having for in every practical sense signed on the dotted line you must retain a conveyancing practitioner quickly as you are facing a tight deadline in which to complete the property. An auction property will ordinarily have a bespoke auction pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in place to complete on the date specified in the contract.
My fiancee and I are in the process of viewing apartments in Lytham St Annes and I am now considering a potential offer. Is it best to have my conveyancer on ‘stand by’? I intend to finance via a mortgage with Nationwide.
It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are taking out a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
The formalities of my purchase has taken place for my property in Lytham St Annes. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
A relative advised me that where I am buying in Lytham St Annes I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Lytham St Annes conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Lytham St Annes around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Lytham St Annes Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Lytham St Annes Education with plans and statistics, Local Amenities and other useful data concerning Lytham St Annes.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who dealt with the conveyancing in Lytham St Annes 4 years ago have long since closed. Will I be able to sell the house?
Assuming the title is registered the information relating to your ownership will be recorded by the Land Registry under a Title Number. It is easy to perform a search at the Land Registry, find your property and secure current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
Over the last few months I have been searching for a flat up to £245,000 and found one close by in Lytham St Annes I like with a park and transport links in the vicinity, however it's only got 49 years on the lease. There is not much else in Lytham St Annes in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage that many years will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can ask them to 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 solicitor concerning this matter.
Should I be concerned by estate agents that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local Lytham St Annes conveyancing firm?
As with lots of service providers, often suggestions from family and friends can be most helpful. Nevertheless there are lots of players in a conveyancing transaction; estate agents, financial adviser and banks may suggest lawyers to select. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there might be a commercial relationship behind the endorsement. You have the discretion to choose your preferred conveyancer. However, bear in mind that some banks specify a panel list of lawyers you are obliged to use for the mortgage related work in your home move.
I am 3 weeks into a leasehold purchase having been recommend to a firm by the estate agent to handle our conveyancing in Lytham St Annes. We are not happy. Can you you assist me in finding new lawyers?
They would need to be very poor in order to consider replacing them. Has your mortgage offer been issued? If so you will need to make them aware of the new solicitor and have the offer are re-sent. Your new solicitor ideally should be on the mortgage company panel to avoid supplemental fees and delays. That should be your first question of the new lawyers. Our search tool can assist you in finding a lender approved conveyancer for your conveyancing in Lytham St Annes