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Find a Lender-Approved Local Conveyancer in Lytham St Annes

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

You can try and find the cheapest conveyancing solicitors in Lytham St Annes but be careful as you may get what you pay for.

Top reasons to let us help you select a high street conveyancing solicitor in Lytham St Annes

  • 1 Lytham St Annes property lawyers have a significant edge when it comes to Lytham St Annes conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that will impact your sale or purchase
  • 2 Low cost packages from online conveyancers might be tempting. However, these firms are often based many kilometers away with limited appreciation of the factors that affect property transactions in Lytham St Annes
  • 3 The Lytham St Annes conveyancing firms that are listed are committed to supplying value for money, efficient and transparent conveyancing service to borrowers, sellers and investors in Lytham St Annes
  • 4 The accumulation of transactions means that Lytham St Annes conveyancer have established excellent links with Lytham St Annes local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all concerned in the process of dealing with your conveyancing in Lytham St Annes.
  • 5 Our site is the only site offering you the ability to ensure that your conveyancing in Lytham St Annes will be conducted by a conveyancer on your mortgage lender’s authorised panel.

Examples of recent conveyancing in Lytham St Annes since July 2025*

Recently asked questions about conveyancing in Lytham St Annes

I own a freehold house in Lytham St Annes but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Lytham St Annes and has limited impact for conveyancing in Lytham St Annes but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

I am buying a 3 bedroom semi in Lytham St Annes. Our aim is to carry out a loft conversion at the property.Will the conveyancing process include enquiries to ascertain if these alterations are permitted?

Your property lawyer will review the deeds as conveyancing in Lytham St Annes can occasionally reveal restrictions in the title documents which prevent categories of changes or require the consent of another owner. Certain extensions require local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.

I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Lytham St Annes lawyer on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Barclays has sent the Land Registry the discharge electronically, and
  3. Barclays has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Barclays mortgage has been paid off.

Completion of my remortgage has taken place for my property in Lytham St Annes. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

How does conveyancing in Lytham St Annes differ for new build properties?

Most buyers of new build premises in Lytham St Annes come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Lytham St Annes typically 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.

I decided to have a survey completed on a property in Lytham St Annes before retaining solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some lenders may not grant a loan on such a premises.

It varies from the lender to lender. Lloyds has different instructions from Nationwide. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lytham St Annes. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lytham St Annes to see if the conveyancing costs will increase in light of this.

I today plan to offer on a house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have just been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Lytham St Annes. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Lytham St Annes ?

The majority of houses in Lytham St Annes are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Lytham St Annes so you should seriously consider shopping around for a Lytham St Annes conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your solicitor will advise you fully on all the issues.

Lytham St Annes Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

    The prefered form of lease structure is a share of the freehold. In this situation the leaseholders benefit from control and notwithstanding that a managing agent is frequently employed where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. What restrictions are there in the Lytham St Annes Lease? Does this lease have in excess of 80 years left?

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 people move home every year and helped plenty 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.

Last updated

Commercial Conveyancing solicitors in Lytham St Annes regulated by the SRA

The list below is a small selection of solicitors in Lytham St Annes specialising in commercial conveyancing in Lytham St Annes. This could include advice on buying and selling small and large scale commercial property and agricultural land
  • 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
  • Glassbrooks Limited, 1 York Road, St Annes On Sea, Lytham St. Annes, Lancashire, FY8 1HP
  • W H Darbyshire & Son, 51 Commonside, Ansdell, Lytham St Annes, Lancashire, FY8 4EX
  • Coupe Bradbury Solicitors Limited, Chapel House, Bath Street, Lytham St. Annes, Lancashire, FY8 5ES

Home buying conveyancing in Lytham St Annes ordinarily comprises the following:

  • Obtaining instructions from the appropriate parties
  • Checking the title to the property
  • Carrying out Lytham St Annes searches with respect to the title
  • Considering the draft sale agreement and other documentation forwarded by the vendor’s conveyancer
  • Raising queries with the owner’s conveyancer
  • Negotiating the purchase contract
  • Assessing replies given by the vendor to pre-exchange enquiries
  • Agreeing the wording for a Transfer Deed for completion
  • Advising the purchasing in respect of the loan offer: (if applicable)
  • Preparing and sending the purchaser a report on title (that is; a breakdown of all findings on the property)
  • Carrying out the key stage of exchanging contracts and then completion of the purchase
  • Completing and submitting to HMRC the correct SDLT forms and payment
  • Dealing with the registration procedures for the change in ownership and the mortgage (where relevant) at the HM Land Registry.

Transfer of Equity conveyancing in Lytham St Annes is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process:

  • Obtaining instructions from the appropriate parties
  • Investigating the title to the property
  • Acting on behalf of the lender (if appropriate)
  • Negotiating the terms of the transaction
  • Preparing the Transfer or approving the Transfer deed
  • Agreeing amendments to the draft Transfer
  • Corresponding with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing monies to relevant parties
  • Completing and submitting to HMRC the correct stamp duty forms and payment
  • Dealing with the registration formalities for the transfer of ownership and the home loan (where applicable) at the HMLR.

*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.