I am one month into the sale of my ground floor flat in Lytham and the EA has just telephoned to say that the buyers are swapping property lawyer. I am told that this is due to the fact that the mortgage company will only work with solicitors on their approved list. On what basis would a big named lender only deal with certain solicitors rather the firm that they want to select to handle their conveyancing in Lytham ?
Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders blame a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
Our mortgage company has suggested a law firm on their panel based in Lytham but I would rather use a conveyancing lawyer in Lytham round the corner to me. Are you able to help?
The minority of Lytham conveyancing practices are on all lender’s conveyancing panel. Please make the most of our find an approved solicitor tool to identify a Lytham conveyancing conveyancer on the on the lender panel.
It has been four months since my purchase conveyancing in Lytham concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Lytham and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial lessees, giving them the right to apply to court for a renewal lease and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Lytham is one of the many areas of the UK in which the firms we work with are based
We are 18 days into a leasehold purchase having been recommend to solicitors by the selling agent to perform conveyancing in Lytham. We are not happy. Can you you assist me in finding new lawyers?
A lawyer would need to be very poor in order to consider changing them. Has the loan offer been generated? In the event that it has you need to make them aware of the new contact details and ensure the mortgage documents are re-issued. Your new conveyancer should be on the lenders approved list to avoid supplemental charges and delays. So that should be your starting point. Our search tool should help you find a bank approved conveyancer for your conveyancing in Lytham
A licensed conveyancer dealt with my conveyancing in Lytham half a dozen years past having archived my deeds but has now closed – What steps do I now take to retreive them?
Title deeds, as such, no longer exist as most homes in Lytham are registered digitally at Land Registry. Where you need to show evidence of proprietorship or are disposing of or re-mortgaging your conveyancing practitioner can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.