My financial adviser has asked me for my Lytham St Annes lawyer’ panel reference for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have contacted my local Lytham St Annes branch but they have not got back to me yet.
The sensible thing to do is ask for this information from your Lytham St Annes lawyer . Most Lytham St Annes law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
We are planning to acquire a house and require a conveyancing solicitor in Lytham St Annes who is on the Barclays approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Lytham St Annes.
We are purchasing a flat in Lytham St Annes. It might be a silly question but how we can trust a lawyer? At some point we have to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my aunt sell her house in Lytham St Annes. Does the conveyancing solicitor order an EPC or it is for the owner to see to?
Following the abolition of Home Information Packs, energy assessments remained a compulsory part of selling a house. An energy performance certificate must be commissioned prior to the property being marketed. It is not as aspect of the sale process that conveyancers normally organise. Where you are using a Lytham St Annes conveyancing lawyer they may be able to arrange EPC’s due to their relationships with reputable Lytham St Annes energy assessors
How can we know in advance if a Lytham St Annes conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Lytham St Annes seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your conveyancing.
I used Stirling Law several years ago for my conveyancing in Lytham St Annes. Now, I need the documents however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lytham St Annes of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Lytham St Annes is the location of the property. What do you suggest?
Flying freeholds in Lytham St Annes are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lytham St Annes you must be sure that your lawyer goes 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 premises.
Developers have suggested I use a solicitor and I've obtained a quote from them. They are nearly £400 less expensive than my local Lytham St Annes property lawyer. Should I use them?
Housebuilders frequently have lists of conveyancing practitioners who are quick and who know the developer’s contract and conveyancing practitioner. Plenty of developers offer an inducement to select their approved conveyancing practitioner for this reason, any increased fees can be avoided and a developer will not recommend a conveyancing warehouse and run the risk of having the transaction delayed when they demand an exchange in 28 days. A counter-argument for not opting for the suggested property lawyer is that they may prove unwilling to 'push' your interests at the risk of alienating the sellers. Where you have concerns that this may be the case you should keep with your high street Lytham St Annes conveyancing practitioner.