Find a Lender-Approved Local Conveyancer in St Annes

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

FACT : St Annes Conveyancing Solicitors Know more about Conveyancing in St Annes

Top 5 reasons to use our service to assist you choose a high street conveyancing solicitor in St Annes

  • 1 On the balance of probabilities the the lawyers for the other party are located in St Annes - if so both parties are likely to have worked on conveyancing matters in the past
  • 2 You can rest easier when choose the very best, most recommended conveyancing solicitors. St Annes has a number to pick from, but for a truly dependable and dependable service many local people have been use the endorsement of this site.
  • 3 Solicitors accustomed to conveyancing in St Annes are familiar with the local issues peculiar to St Annes and therefore you may benefit from better advice and expeditious conveyancing.
  • 4 We are the UKs largest residential conveyancing directory service identifying mortgage company approved law firms delivering conveyancing in St Annes governed by the SRA or CLC.
  • 5 The firms listed on our web pages have a variation of conveyancing lawyers, legal executives and support staff handling thousands of conveyancing matters annually.

Examples of recent conveyancing in St Annes since August 2022*

Recently asked questions about conveyancing in St Annes

The mortgage offer from HSBC for the refinancing of my 2 bedroom maisonette is expected any day now. Could you propose a cheap conveyancing law firm in St Annes?

This site is not designed to help those in their quest for the cheapest conveyancing in St Annes. We can offer you value for money conveyancing but our intention is not to advertise as being the cheapest. Do not be swayed by brokers seducing you with low cost conveyancing in St Annes. The optimum outcome, in being led by cheap conveyancing, you will receive what you pay for and at worst it will result in you spending a lot in extras and still not receive the service you were looking for.

Can you help? My St Annes lawyer is assuring me that he is legally obliged toconduct St Annes conveyancing searches asthe firm are on the Nat Westsolicitor panel. Do I not have a choice here?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out St Annes conveyancing searches.

I am currently in the process of buying my council flat in St Annes. I have a mortgage offer with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

I currently have a mortgage with HSBC for my property in St Annes. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?

You must advise HSBC prior to renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel solicitor.

I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being problematic. The St Annes solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have recentlybeen informed that Action Conveyancing have closed. They conducted my conveyancing in St Annes for a purchase of a freehold house 12 months ago. How can I be sure that my home is not still registered in the name of the previous owner?

The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Annes conveyancing specialists.

About to purchase a new build flat in St Annes. Conveyancing is necessary evil 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 conveyancing.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in St Annes

    Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I have been on the look out for a ground for flat up to £195,000 and found one close by in St Annes I like with open areas and station nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in St Annes for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

Last updated

Sample of conveyancing solicitors in St Annes regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in St Annes but also conveyancing throughout England and Wales.

  • 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

Residential Landlord and Tenant Conveyancing solicitors in St Annes

The firms listed below are a small selection of solicitors in St Annes specialising in landlord and tenant law and on the regulations governing different types of tenancies. This should include advice on Rent Act Protected, Assured and Assured Shorthold tenancies

  • 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

Conveyancing in 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.

  • Taking instructions from the appropriate parties
  • Checking the title unregistered or registered
  • Carrying out St Annes property searches for the property
  • Considering the draft contract pack and other papers received from the vendor’s conveyancing practitioner
  • Submitting queries with the owner’s conveyancing practitioner
  • Negotiating the purchase contract
  • Analysing replies provided by the owner to pre-exchange enquiries
  • Negotiating a Transfer document
  • Guiding the buyer in respect of the loan offer: (where appropriate)
  • Drafting and sending the buyer 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 formalities
  • Completion of and submitting to HMRC the appropriate Land Tax forms and payment
  • Dealing with the registration formalities for the purchase and the home loan (where applicable) at the Land Registry.

*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.