My home in Lytham St Annes is up for sale and I have a buyer. Will my lawyer have to be required to be on the Nationwide conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
I am assisting my mother sell her flat in Lytham St Annes. Will the solicitor order an energy assessment or it is for me to coordinate?
Following the abolition of Home Packs, EPC’s became a required component of moving property. An EPC should be commissioned before the property is advertised. It is not a task that solicitors ordinarily arrange. Where you are instructing a Lytham St Annes conveyancing practitioner they may help arrange EPC’s given their contacts with reputable Lytham St Annes providers
My husband and I are in the process of looking at flats in Lytham St Annes and I am about to put in an offer. Should I already have a lawyer in place at this stage? I will be getting a mortgage with Virgin Money.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are obtaining a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my apartment. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being a right pain. The Lytham St Annes solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Lytham St Annes is where the house is located. Is there any guidance you can impart?
Flying freeholds in Lytham St Annes are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lytham St Annes you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lytham St Annes may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I'm remortgaging my existing property to a BTL mortgage with Bank of Ireland and I will use the rest of the raised equity as a down payment on another property. The neighborhood we are talking about is Lytham St Annes. Will your conveyancers be able to act for both sets of banks and link together the two deals?
Make use of our comparison tool on this site to be sure that the solicitors are on the relevant lender panels. Assuming that they are the conveyancer should be able to tie up the two deals but you should have a chat with you lawyer and make apparent your desired outcome and needs.
Last October I purchased a leasehold house in Lytham St Annes. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Lytham St Annes Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying
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Be sure to find out if the the lease includes any onerous restrictions in the lease. For instance it is reasonably common in Lytham St Annes leases that pets are not allowed in in a block in Lytham St Annes. If you like the propertyin Lytham St Annes but your cat is not allowed to move with you then you will be faced hard decision. The majority of Lytham St Annes leasehold properties will incur a service charge for maintenance of the building invoiced on behalf of the freeholder. If you buy the flat you will have to meet this charge, usually periodically accross the year. This may vary from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay annual, normally this is not a large sum, say around £25-£75 but you need to check it because occasionally it could be many hundreds of pounds. Are any of leasehold owners in dispute over their service charge payments?
My solicitors in Lytham St Annes have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.