Is it correct that all Lytham CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing list of approved firms?
Some major banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
Is it the case that all Lytham solicitors on the Santander conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Santander approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
We have agreed to purchase a house in Lytham. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
Given that you are obtaining a mortgage with Kent Reliance your lawyer must comply with the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and solicitors are required to report to Kent Reliance where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties countrywide and is not limited to Lytham.
I used Stirling Law a few years ago for my conveyancing in Lytham. Now, I need my documents but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate 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 am buying a new build flat in Lytham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Lytham
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I decided to have a survey completed on a property in Lytham prior to retaining lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks will refuse to give a mortgage on such a home.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lytham. Conveyancing will be smoother if you use a solicitor in Lytham especially if they are acquainted with such properties in Lytham.
In what way does the Landlord & Tenant Act 1954 affect my business property in Lytham and how can you help?
The particular law that you refer to gives security of tenure to commercial tenants, giving them the legal entitlement to apply to court for a new tenancy and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Lytham
My fiance and I may need to let out our Lytham ground floor flat temporarily due to taking a sabbatical. We instructed a Lytham conveyancing firm in 2003 but they have since shut and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
Notwithstanding that your previous Lytham conveyancing lawyer is no longer around you can review your lease to check if it allows you to sublet the property. The rule is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you need to obtain consent from your landlord or other appropriate person before subletting. This means you not allowed to sublet without prior consent. The consent should not be unreasonably turned down. If your lease does not allow you to sublet you will need to ask your landlord for their consent.
Lytham Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying
Be sure to find out if the the lease contains any onerous restrictions in the lease. By way of example some leases prohibit pets being allowed in certain buildings in Lytham. If you love the propertyin Lytham yet your cat is not allowed to live with you then you will be faced difficult choice. In the main the outlay for major works are not wrapped into the service charges, although a few managing agents in Lytham require leasehold owners to contribute towards a reserve fund created for the specific intention of establishing a fund for larger works. Most Lytham leasehold flats will incur a service charge for maintenance of the building invoiced on behalf of the freeholder. Should you buy the apartment you will have to meet this charge, usually periodically throughout the year. This could differ from a couple of hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all likelihood there will be a rentcharge for you to pay annual, this is usually not a large sum, say approximately £25-£75 but you should to enquire as on occasion it could be surprisingly expensive.