It is a dozen years since I bought my house in St Annes. Conveyancing solicitors have now been retained on the sale but I can't locate the title deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be kept by the mortgage company or they could be in the possession of the solicitor who handled the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in St Annes involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in St Annes. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 27/2/2025, the requirements read as follows :
I am being told by my conveyancer that breach of easement insurance is necessary on my purchase. What is the level of cover for St Annes conveyancing?
The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
Is it correct that all St Annes CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing panel?
A selection of lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
The formalities of my purchase has taken place for my property in St Annes. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Should commercial conveyancing searches disclose planned roadworks that could affect a commercial land in St Annes?
Many commercial conveyancing solicitors in St Annes will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in St Annes. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in St Annes.
For each commercial conveyancing transaction in St Annes it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to St Annes commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in St Annes.
I decided to have a survey carried out on a house in St Annes prior to appointing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some lenders tend not grant a loan on this type of property.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St Annes. Conveyancing will be smoother if you use a solicitor in St Annes especially if they are acquainted with such properties in St Annes.
What makes a St Annes lease problematic?
There is nothing unique about leasehold conveyancing in St Annes. All leases are drafted differently and drafting errors can result in certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:
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A provision to repair to or maintain parts of the premises Insurance obligations
You may have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, The Royal Bank of Scotland, and Clydesdale all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to pull out.
I purchased a 2 bed flat in St Annes, conveyancing having been completed in 2010. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in St Annes with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2088
You have 63 years remaining on your lease we estimate the premium for your lease extension to span between £16,200 and £18,600 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account 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 seeking the advice of a professional.