Find a Lender-Approved Local Conveyancer in Lytham

Ready to buy a new home? Find a law firm approved by your lender.

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

Reasons to use our Lytham conveyancing solicitors

  • 1 Cut price packages from online conveyancers might seem attractive. However, these firms are often based many miles away with little understanding of the factors that impact property transactions in Lytham
  • 2 Lytham lawyers work in partnership with Lytham estate agents, property finders, surveyors, lenders and other professionals to make sure that a quality service is offered to home movers every step of the way, never losing sight of the time-critical nature behind your conveyancing transaction
  • 3 Lytham solicitors have a significant advantage when it comes to Lytham conveyancing as they have important local knowledge of local authority requirements, planning policies and other matters that will affect your home move
  • 4 Experience means that Lytham solicitor have developed excellent working relationships with Lytham local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all concerned in the process of undertaking your home move in Lytham.
  • 5 Lytham solicitors are likely to acquainted with the local Land Registry Office, Local Authority and selling agents

Examples of recent conveyancing in Lytham since March 2022*

Recently asked questions about conveyancing in Lytham

I have just started taking steps with the intention of swapping over from my current residential mortgage to a BTL HSBC Bank mortgage. The bank has said that I need a solicitor for this. I had a chat my previous Lytham conveyancing solicitor who who conducted the conveyancing when I originally acquired the property. The pricing estimate sent of £470 is an eye-watering amount to do this as its a refinance than a sale or purchase.

The estimate fees appear a tad high. If you you were to look around you might get the conveyancing a bit cheaper by say £125. That being said, assuming were happy with the conveyancing the firm offered you mightlive to rue choosing an an untested solicitor. If is important to enquire the conveyancer can represent HSBC Bank. You can utilise our search tool to find a Lytham conveyancing firm on the HSBC Bank member panel, which can often include conveyancing solicitors in Lytham.

Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Lytham. My lender is Bank of Ireland

Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 26/6/2022, the requirements read as follows :

I'm the single recipient of my late grandmother’s estate and I have everything in my name now, including the house in Lytham. The Lytham property was put into my name in May. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership could be considered the same way as if I'd bought the property in May. Do I have to wait half a year to sell?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How sensible a view lenders take of it, depend on the lender as this obligation is primarily there to capture subsales or the quick reselling of property.

We have a mortgage agreed in principle with Coventry BS. Lytham conveyancing lawyers have been selected. What is the average time that one could expect to receive a mortgage offer from Coventry BS?

There is no definitive answer here. Have Coventry BS conducted the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

The formalities of my purchase has taken place for my property in Lytham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make 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. 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I'm refinancing my current home to a BTL loan with Platform Home Loans Ltd and intend to use the remaining equity as a deposit on another property. The location we are looking at is Lytham. Will your conveyancers be able to act for the two banks and link together the two deals?

Make use of our comparison tool on this site to check that the conveyancers are on the relevant lender panels. Assuming that they are the conveyancer will be able to connect the two transactions but you should talk with you lawyer and communicate your desired outcome and needs.

In searching the world wide web for the phrase conveyancing in Lytham it shows results of many solicitorsin the vicinity. With so much choice what is the best way to find the right solicitor for my move?

The ideal way of finding a suitable conveyancer is via trusted testimonial, so enquire of colleagues and relatives who have purchased a property in Lytham or a local estate agent or financial adviser. Costs for conveyancing in Lytham vary, so it's a good idea to request at least four estimates from varying types of conveyancers. Make sure that you know that the fees are fixed.

I am in need of some leasehold conveyancing in Lytham. Before I get started I would like to find out the unexpired term of the lease.

Assuming the lease is registered - and 99.9% are in Lytham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a basement flat in Lytham, conveyancing formalities finalised September 1996. Can you work out an approximate cost of a lease extension? Equivalent flats in Lytham with over 90 years remaining are worth £185,000. The ground rent is £65 charged once a year. The lease terminates on 21st October 2082

With just 60 years left to run we estimate the price of your lease extension to range between £20,000 and £23,000 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

Last updated

Sample of conveyancing solicitors in Lytham regulated by the SRA

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

  • W H Darbyshire & Son, 51 Commonside, Ansdell, Lytham St Annes, Lancashire, FY8 4EX
  • Glassbrooks Limited, 1 York Road, St Annes On Sea, Lytham St. Annes, Lancashire, FY8 1HP
  • Dickinsons, 24 Park Road, Lytham St. Annes, Lancashire, FY8 1PA
  • Leslie Harris Thornton Solicitors, 298 Clifton Drive South, St Annes On Sea, Lytham St. Annes, Lancashire, FY8 1LL
  • Cartwright & Company, 108a Poulton Street, Kirkham, Preston, Lancashire, PR4 2AH

Typically, Lytham conveyancing for a sale has some of the following tasks

  • Obtaining instructions from the appropriate parties
  • Investigating the title to the property
  • Drawing up the contract and related papers
  • Submitting draft papers to the conveyancing practitioner representing the buyer
  • Finalising the wording for contracts and answering further questions from the purchaser’s conveyancing practitioner
  • Agreeing the transfer deed
  • Responding to requisitions prepared by the purchaser’s conveyancing practitioner
  • Carrying out the key stage of exchanging contracts and then completion of the sale
  • Accepting the sale proceeds and wiring funds to the owner, the estate agent and paying off the mortgage (if appropriate)

Whether you are going through a divorce or separation or simply wish to transfer your property to someone else, transfer of equity conveyancing in Lytham has some of the following tasks:

  • Taking instructions from parties involved
  • Investigating the title to the property
  • Representing lender (where relevant)
  • Agreeing the terms of the transaction
  • Drafting Transfer or approving draft Transfer
  • Negotiating adjustments to the draft Transfer
  • Corresponding with parties concerning the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing monies to relevant parties
  • Preparing and submitting to HM Revenue and Customs the correct stamp duty forms and payment
  • Registering the change in ownership and the mortgage (where relevant) at the HM Land Registry.

*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.