We were just about to sign contracts for a garden flat in Lytham St Annes. We have hit a stumbling block. The loan offer with Yorkshire Building Society runs out on 20/3/2026 but the sellers are insisting on a completion date of 24/3/2026. Can one prolong the mortgage offer?
The person best placed to deal with your question is your solicitors who is in a position to determine whether they should be discussing with the mortgage company, vendor’s solicitors, property agents or indeed all three based on what has happend in your conveyancing to date.
In what way does my ID and proof of funds have anything to do with my conveyancing in Lytham St Annes? Is this really warranted?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identification documents of the potential client they are dealing with before they can accept their conveyancing instruction. The Terms of Engagement that you need to sign should reaffirm this. Your lender will also require certain documents to be viewed. If you refuse to hand over ID verification documents, your conveyancer would not be able to accept instructions from you.
My brother-in-law has suggested I instruct a conveyancing solicitor in Lytham St Annes. I I am struggling to find out if they are on the Britannia conveyancing panel. Can you or the lender confirm if they are on the panel?
The first thing you should do is phone your conveyancer and enquire whether they are on the lender panel. Otherwise please call Britannia who may be able to help.
Is it correct that all Lytham St Annes CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved firms?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
When it comes to lenders such as Nottingham, do Lytham St Annes lawyers face a yearly amount to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I'm at the point of looking at houses in Lytham St Annes and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Skipton.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are obtaining a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.
How does conveyancing in Lytham St Annes differ for new build properties?
Most buyers of new build property in Lytham St Annes come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Lytham St Annes usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lytham St Annes or who has acted in the same development.
How much experience do your Lytham St Annes conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Lytham St Annes conveyancing lawyers help thousands of buyers move home every year and helped lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Lytham St Annes conveyancers have worked on recent similar cases.