Find a Lender-Approved Local Conveyancer in Fleetwood

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If you have reached us by Googling ‘Conveyancing in Fleetwood’ follow your intuition — you will have a better house move where you instruct a conveyancing solicitor in Fleetwood.

Reasons to use our Fleetwood conveyancing solicitors

  • 1 This site is the only site offering you the ability to check that your property ownership legalities in Fleetwood will be carried out by a conveyancer on your mortgage lender’s member panel.
  • 2 Notwithstanding what alternative lawyers may claim it may be necessary to pop into your solicitor to execute documents. Too many 3rd parties are already involved in a homemove without needing to include the postman into the pot.
  • 3 Fleetwood conveyancers have a significant edge when it comes to Fleetwood conveyancing as they have important local knowledge of local authority requirements, planning policies and other issues that can affect your conveyancing
  • 4 Fleetwood solicitors will have connections at the local Land Registry Office, Local Authority and property agents
  • 5 Our site offers largest residential conveyancing directory service identifying mortgage company approved law firms conducting conveyancing in Fleetwood registered with the SRA or CLC.

Examples of recent conveyancing in Fleetwood since November 2023*

Transfer

of house premises, Cleveleys Avenue, FY5 2NG completing on 24/11/2023 at a price of £195,000. The conveyancing process included amongst the various tasks: sending the transfer to the vendor for signature in preparation for completion, taking formal instructions from and updating the seller client, setting up the completion formalities

Disposal

of terraced premises, Clarence Avenue, FY6 0AH completing on 22/11/2023 at a price of £125,000. The conveyancing process incorporates some of the following tasks: sending conveyancing papers to buyers representatives, sending the transfer to the seller for execution in preparation for completion, preparing statement detailing charges

Transfer

of semi property, Promenade, FY6 0AN completing on 10/11/2023 at a price of £310,000. The legal transfer of property incorporates some of the following tasks: sending conveyancing papers to buyers representatives, dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client

Transfer

of detached residence property, Hapton Street, FY5 4JD completing on 10/11/2023 at a price of £90,000. The legal transfer of property incorporates some of the following tasks: obtaining official copies of the title, agreeing completion date with parties, preparing statement detailing charges

Recently asked questions about conveyancing in Fleetwood

I have 70 years remaining on my lease and need a lease extension for my flat in Fleetwood. Conveyancing solicitors on the The Mortgage Works panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 12/2/2024 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Any lease which is subject to a ground rent (or annual rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a ground rent (or annual rent) being reviewed and altered on any review basis or methodology

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn ground rent (annual rent) charges

For the avoidance of doubt, any new build properties completed but not sold pre 30 June 2022 will only be acceptable if the lease conforms to the above guidance

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

LEASE EXTENSIONS

We require all lease extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to the Issuing Office

Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a property in Fleetwood?

Unless a previous purchase of the premises completed post 12 October 2013 you may expect lawyers carrying out conveyancing in Fleetwood to remain encouraging a chancel search and or chancel repair liability insurance.

I am looking for a flat up to £245,000 and found one round the corner in Fleetwood I like with open areas and station nearby, the downside is that it only has 49 remaining years left on the lease. There is not much else in Fleetwood for this price, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

We are four weeks into a freehold purchase having been recommend to conveyancers by the estate agent to execute conveyancing in Fleetwood. I am am extremely dissatisfied with the level of service. Could you you assist me in finding new conveyancers?

A lawyer would have to be very bad in order to consider changing them. Has the mortgage been sent? In the event that it has you must make them aware of the replacement solicitor and have the loan are re-issued. Your solicitor ideally needs to be on the banks approved list to avoid added costs and delays. So that should be your first question of the new lawyers. Our search tool should assist you in finding a lender approved solicitor for your home move in Fleetwood

Can you provide any top tips for leasehold conveyancing in Fleetwood from the perspective of saving time on the sale process?

  • A significant proportion of the frustration in leasehold conveyancing in Fleetwood can be reduced where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the buyers’ conveyancers.
  • If you are supposed to have a share in the Management Company, you should ensure that you hold the original share certificate. Arranging a replacement share certificate is often a lengthy formality and frustrates many a Fleetwood conveyancing deal. If a new share is needed, you should approach the company director and secretary or managing agents (if relevant) for this sooner rather than later. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unresolved. You believe that you know the number of years left on your lease but it would be advisable double-check via your solicitors. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is less than 80 years. It is therefore important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

I am the registered owner of a leasehold flat in Fleetwood, conveyancing having been completed 3 years ago. Can you work out an approximate cost of a lease extension? Similar flats in Fleetwood with over 90 years remaining are worth £211,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2092

With 68 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

My nephew is embarking on her first house purchase, the home loan was agreed last week in principle. After the offer was accepted on house we contacted the mortgage institution to progress the mortgage application. I was shocked to discover that banks do not accept all conveyancer, they must be on their panel, is this correct?

Mortgage Companies ordinarily restrict either the type or the number of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Fleetwood conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.

Last updated

Sample of conveyancing solicitors in Fleetwood regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Fleetwood but also conveyancing throughout England and Wales.

  • Blackburn & Co, 13-15 Preston Street, Fleetwood, Lancashire, FY7 6JD
  • Barrett Nelligan Solicitors Limited, 50 Adelaide Street, Fleetwood, Lancashire, FY7 6EE
  • Inghams, 32-38 North Albert Street, Fleetwood, Lancashire, FY7 6AW
  • Palmer Hodgson & Heyes Limited, York House, 1 York Avenue, Thornton-cleveleys, Lancashire, FY5 2UQ
  • Ormrods Solicitors & Advocates Ltd, 2a Brighton Avenue, Thornton-cleveleys, Lancashire, FY5 2AA

Commercial Conveyancing solicitors in Fleetwood regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Fleetwood with expertise in commercial conveyancing in Fleetwood. This may include advice on buying or selling a shop, pub, restaurant, office, retail unit
  • Blackburn & Co, 13-15 Preston Street, Fleetwood, Lancashire, FY7 6JD
  • Barrett Nelligan Solicitors Limited, 50 Adelaide Street, Fleetwood, Lancashire, FY7 6EE
  • Inghams, 32-38 North Albert Street, Fleetwood, Lancashire, FY7 6AW
  • Haworth Brotherton, 6 Crescent East, Thornton-cleveleys, Lancashire, FY5 3LX

What to expect from a Licensed Conveyancer for conveyancing in Fleetwood?

Licensed Conveyancers specialise in the legalities surrounding purchasing and selling property and cover conveyancing nationwide as well as Fleetwood. If using a Licensed Conveyancer regulated by the CLC, you are entitled to:
  • Be supplied with an honest and lawful service.
  • Receive a high standard of legal services.
  • Receive your matters dealt with using care, skill and legal competence.
  • Be supplied with a high quality of service due to your lawyer’s arrangements, resources, procedures, skills and commitment.
  • Have a service which is accessible and responsive to your specific requirements.
  • Not feel discriminated against, victimised or harassed.
  • Not receive a service which is below the standard you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Ensure your specific needs taken into account should a complaint be necessary.
  • Receive a timeous, independent and comprehensive service when making a complaint about your conveyancing in Fleetwood about your conveyancing in Fleetwood.

Neighboring Locations

Heysham
Fleetwood
Blackpool
Lytham St Annes
St Annes
Poulton Le Fylde

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.