Find a Lender-Approved Local Conveyancer in St Annes

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

Our lawyers are committed to delivering the best property conveyancing to St Annes vendors and purchasers

Reasons to use our St Annes conveyancing solicitors

  • 1 The mark of a good conveyancing solicitor in St Annes is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) sometimes falls short of the high standards of professionalism you would hope for.
  • 2 Solicitors accustomed to conveyancing in St Annes regularly deal withlocal concerns peculiar to St Annes and therefore you may benefit from better advice and speedier conveyancing.
  • 3 Using a high street Solicitor usually means that you will receive a more personalised service. Sometimes when dealing with a an online conveyancing factory, you tend to be looked after by a team of people who who update you by reading from their computer screens.
  • 4 The accumulation of transactions means that St Annes conveyancer have established valuable connections with St Annes local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all concerned in the process of dealing with your house sale or purchase in St Annes.
  • 5 St Annes solicitors are likely to acquainted with the local Land Registry Office, Local Authority and property agents

Examples of recent conveyancing in St Annes since December 2022*

Recently asked questions about conveyancing in St Annes

Please could you suggest a Birmingham Midshires allowed St Annes conveyancing lawyer finish our house move within under 3 weeks? Would it be better to use a local St Annes solicitor or a nationwide comparison site?

We would be happy to suggest some excellent St Annes conveyancing firms. You can also walk up the high street in St Annes. Go in to two or three firms and request to speak with a conveyancing solicitor for a fee estimate. Mention your expectations together with your reasons and get a commitment on speed. Choose the one that you are most comfortable with.

Will my conveyancing lawyers need to check that the building insurance when buying a house in St Annes. My lender is Chelsea Building Society

Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 25/3/2023, the requirements read as follows :

Is it the case that all St Annes solicitor firms on the Nationwide conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Nationwide approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.

We had chosen conveyancing lawyers based in St Annes on the Coventry BS solicitor approved list. They are now charging me an additional sum for dealing with the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. This charge is not dictated by Coventry BS but by your St Annes solicitor. Numerous firms on the Coventry BS panel will levy ’dealing with mortgage’ fee but some firms include it on their overall fee.

About to purchase maisonette in St Annes. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Annes conveyancer is on the Skipton conveyancing panel.

I used Wolstenholmes several years ago for my conveyancing in St Annes. I now require my file however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 St Annes of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm buying a new build house in St Annes with a mortgage from Halifax. The builders would not move on the amount so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my solicitor about this deal as it will jeopardize my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been on the look out for a leasehold apartment up to £235,500 and found one near me in St Annes I like with a park and transport links in the vicinity, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in St Annes suitable, so just wondered if I would be making a mistake purchasing a short lease?

Should you require a home loan the remaining unexpired lease term may be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

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Residential Landlord and Tenant Conveyancing solicitors in St Annes

The list below is a small selection of solicitors in St Annes specialising in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Court proceedings for possession

  • Leslie Harris Thornton Solicitors, 298 Clifton Drive South, St Annes On Sea, Lytham St. Annes, Lancashire, FY8 1LL
  • Dickinsons, 24 Park Road, Lytham St. Annes, Lancashire, FY8 1PA
  • W H Darbyshire & Son, 51 Commonside, Ansdell, Lytham St Annes, Lancashire, FY8 4EX
  • Barker Booth & Eastwood Limited, 346 Lytham Road, Blackpool, Lancashire, FY4 1DW
  • Coupe Bradbury Solicitors Limited, Chapel House, Bath Street, Lytham St. Annes, Lancashire, FY8 5ES

Commercial Conveyancing solicitors in St Annes regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in St Annes specialising in commercial conveyancing in St Annes. This could include advice on taking a commercial lease as a tenant
  • Leslie Harris Thornton Solicitors, 298 Clifton Drive South, St Annes On Sea, Lytham St. Annes, Lancashire, FY8 1LL
  • Dickinsons, 24 Park Road, Lytham St. Annes, Lancashire, FY8 1PA
  • 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
  • Barker Booth & Eastwood Limited, 346 Lytham Road, Blackpool, Lancashire, FY4 1DW

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

Licensed Conveyancers specialise in the legalities surrounding acquiring and selling property and cover conveyancing countrywide as well as St Annes. If instructing a Licensed Conveyancer governed by the CLC, you are entitled to:
  • Be supplied with an honest and lawful conveyancing.
  • Have a high standard of legal services.
  • Be supplied with your conveyancing dealt with using care, skill and diligence.
  • Have a high standard of service due to your conveyancer’s arrangements, resources, procedures, skills and commitment.
  • Enjoy the benefit of a service which is accessible and responsive to your individual needs.
  • You should not consider yourself discriminated against, victimised or harassed.
  • Not receive a service which is below the standard 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 timeous, objective and comprehensive service when making a complaint about your conveyancing in St Annes about your conveyancing in St Annes.

*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.