Having been told to check out your service we were going to go ahead with a conveyancing solicitor in Lytham St Annes recommended on your site but have come across alternative costs illustrations on the internet appear cheaper – how come?
There are numerous solicitors promoting pretending to offer £99 conveyancing, yet more often than not additionalcosts end up with the completion fee mounting up beyond all recognition. According to the Legal Ombudsman costs contained in terms of business should be transparent and reasonable and be applied The law firms that we put forward for conveyancing in Lytham St Annes specify all costs for a standard conveyancing transaction.
I am about to put an offer on a leasehold property in Lytham St Annes. The property agents assure me that it is the norm for flats in Lytham St Annes to have less than 75 years unexpired on the lease. I am obtaining a mortgage with Tesco Bank. Is this going to be acceptable if the lease has Seventy One years remaining.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 21/11/2025 the requirements read as follows :
I just bought a property at auction in Lytham St Annes. Conveyancing is required. What are my next steps?
Now that you are legally committed yourself to purchase you now have to appoint a conveyancing practitioner soon as you will have a fast approaching a fixed date to complete the purchase. An auction property should have a corresponding auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You need to give this to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding organised to complete on the on the contractual date .
My wife and I are in the process of viewing flats in Lytham St Annes and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with RBS.
It would be sensible to commence 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 pass their details on to the EA. As you are getting a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
Completion of my remortgage 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. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who conducted the conveyancing in Lytham St Annes 5 years ago have long since closed. What are my next steps?
Gone are the days when you need to have the physical original deeds to evidence that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Lytham St Annes. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Lytham St Annes
-
Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants.
I am tempted by the attractive purchase price for a couple of apartments in Lytham St Annes which have about 50 years unexpired on the leases. Will this present a problem?
There is no doubt about it. A leasehold flat in Lytham St Annes is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the salability of the premises. For most purchasers and banks, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Lytham St Annes conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I inherited a garden flat in Lytham St Annes, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Lytham St Annes with an extended lease are worth £222,000. The ground rent is £50 yearly. The lease finishes on 21st October 2096
With 71 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.