Find a Lender-Approved Local Conveyancer in Lytham St Annes

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Selecting the right solicitor is the most important decision when it comes to your Lytham St Annes conveyancing

Reasons to use our Lytham St Annes conveyancing solicitors

  • 1 Conveyancer conveyancing firms have excellent personal connections with Lytham St Annes selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 2 Lytham St Annes lawyer are the linchpin to a successful Lytham St Annes conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your conveyancing
  • 3 The Lytham St Annes conveyancing practitioners that we work with are committed to providing the most cost, efficient and transparent conveyancing service to borrowers, sellers and remortgagors in Lytham St Annes
  • 4 There is a distinct possibility the other side’s lawyers have offices in Lytham St Annes - if so both parties will be less confrontational
  • 5 Excellent communication together with pure property expertise are key benefits that you should seek when choosing conveyancing solicitors. Lytham St Annes home moves can be made a lot more complicated because of lack of transparency between all the parties. The lawyers listed endeavour to make sure that the lines of communication are open and act on arising issues and developments expeditiously.

Examples of recent conveyancing in Lytham St Annes since March 2024*

Recently asked questions about conveyancing in Lytham St Annes

The conveyancer who helped my last purchase has given a fee calculation of £1700 for fixed fee conveyancing in Lytham St Annes. I’m looking to sell a Edwardian detached home for £200,000. Is this overpriced? Is it in excess of what I should be paying for conveyancing in Lytham St Annes?

The charges are a bit high. Where you are content to invest time scrutinising charges you could get the conveyancing a bit cheaper by say a hundred pounds. That being said, you mightlive to rue choosing an an unknown solicitor. Remember to be sure the conveyancer can represent your bank. You can utilise our comparison tool to get a quote a Lytham St Annes conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in Lytham St Annes.

Why do I have to pay up front for conveyancing in Lytham St Annes?

If you are buying a property in Lytham St Annes your solicitor will request that you place them with funds to cover the the cost of the conveyancing searches. Ordinarily this is needed to cover the fees of the Local Authority Search. When the deposit is payable against the purchase price then this will be needed shortly prior to exchange of contracts. The final balance that is needed will be payable a few days ahead of the day of completion.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Lytham St Annes is where the house is located. Can you shed any light on this issue?

Flying freeholds in Lytham St Annes are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lytham St Annes you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lytham St Annes may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I have been advised by a few property agents in Lytham St Annes to find a conveyancer on your site. Is there a financial inducement for Estate Agents to offer your site ahead of alternative conveyancing organisations?

We don’t make any commission for pointing buyers and sellers to this site. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

My husband and I are novice buyers - had an offer accepted, yet the estate agent advised that the vendor will only go ahead if we appoint the agent's recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Lytham St Annes

We suspect that the owner is not behind this request. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is going to damage their objectives. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you will continue to use your preferred Lytham St Annes conveyancing firm - not the ones that will provide their negotiator at the agency a referral fee or achieve conveyancing figures demanded by corporate headquarters.

In relation to leasehold conveyancing in Lytham St Annes what are the most common lease defects?

There is nothing unique about leasehold conveyancing in Lytham St Annes. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:

    Maintenance charge proportions which don’t add up to the correct percentage A duty to insure the building

You may encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Norwich and Peterborough Building Society, and TSB all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.

I am the registered owner of a 2 bed flat in Lytham St Annes, conveyancing was carried out October 2000. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Lytham St Annes with an extended lease are worth £185,000. The ground rent is £65 per annum. The lease finishes on 21st October 2084

With just 60 years left to run we estimate the premium for your lease extension to span between £20,000 and £23,000 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

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Commercial Conveyancing solicitors in Lytham St Annes regulated by the SRA

The firms listed below are a small selection of solicitors in Lytham St Annes with expertise in commercial conveyancing in Lytham St Annes. This will likely 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

What to expect from a Licensed Conveyancer for conveyancing in Lytham St Annes?

Licensed Conveyancers deal with the transfer of the legal title of a property from one person to another and cover conveyancing countrywide as well as Lytham St Annes. If instructing a Licensed Conveyancer governed by the CLC, you should:
  • Have an honest and lawful conveyancing.
  • Enjoy the benefit of a high standard of legal services.
  • Receive your transaction dealt with using care, skill and legal know-how.
  • Have a high standard of service due to your conveyancer’s arrangements, resources, procedures, skills and commitment.
  • Have a service which is accessible and responsive to your individual needs.
  • Not feel discriminated against, victimised or harassed.
  • Not receive a service which is below the level you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Ensure your specific needs taken into account should you make a complaint.
  • Enjoy the benefit of a speedy, objective and comprehensive service when if a complaint is made about your conveyancing in Lytham St Annes.

Sale conveyancing in Lytham St Annes usually includes the following:

  • Lawyer instructed by the seller once the offer has been accepted
  • Investigating the title to the property
  • Preparing contract and related papers
  • Sending draft papers to the solicitor representing the buyer
  • Finalising the wording for contracts and replying to supplemental enquires from the buyer’s solicitor
  • Negotiating the transfer document
  • Responding to requisitions submitted by the purchaser’s solicitor
  • Carrying out the key stage of exchanging contracts and then preparing for completion
  • Accepting the sale proceeds and wiring funds to the owner, the estate agent and other relevant parties (where applicable)

*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.