I am getting closer to an exchange on a flat in Lytham and my mum and dad have sent the 10% deposit to my property lawyer. I am now informed that as the deposit has not come from me my conveyancer needs to make a notification to my mortgage company. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?
The solicitor is obliged to check with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
I used Arc property Solicitors a few years past for my conveyancing in Lytham. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 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.
I was recommended by numerous property agents in Lytham to locate a property lawyer using your seach tool. What’s the financial upside for Estate Agents to market your site over and above alternative conveyancing organisations?
We don’t make any financial incentive for pointing buyers and sellers in our direction. We thought it would be too underhand a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are first time buyers - had an offer accepted, yet the estate agent told us that the owners will only go ahead if we appoint the agent's preferred lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Lytham
We suspect that the owner is not behind this demand. If they desire ‘a quick sale', alienating a genuine buyer is not the way to achieve this. Avoid the agents and go straight to the sellers and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Lytham conveyancing solicitors - not the ones that will provide their estate agent a kickback or achieve conveyancing targets set by corporate headquarters.
Back In 2001, I bought a leasehold flat in Lytham. Conveyancing and Norwich and Peterborough Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Lytham who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to instruct a Lytham conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Lytham Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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How much is the service charge and ground rent on the flat? Are any of leasehold owners in arrears of their service charge liability? How is the lease structured?
I am buying a garden maisonette in Lytham. Conveyancing lawyer has been waiting for, from the vendor, building insurance paperwork. This afternoon I was advised that the owner needs to send the insurance paperwork for the flat above in addition. Why would my conveyancing practitioner want to see the insurance for the other flat? Is it strictly required? We have been waiting for the last fortnight…
It is not unheard of in leasehold conveyancing in Lytham to discover Conveyancing in Lytham in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats as opposed to the freeholder insuring the whole property - which is definitely better. Do clarify with your conveyancing practitioner but it would appear that your lawyer is looking to verify that the complete building is insured. Insuring a ground floor flat is no help when it comes to rebuilding after a fire if the other flat cannot be reinstated as a result of lack of insurance.