LM Logo

Find a Lender-Approved Local Conveyancer in 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 St Annes but be careful as you may get what you pay for.

Reasons to use our St Annes conveyancing solicitors

  • 1 The practices shown on our web pages have a mix of conveyancing solicitors, legal executives and support staff handling over one hundred thousand cases annually.
  • 2 Over the years St Annes lawyer have developed excellent links with 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 undertaking your home move in St Annes.
  • 3 Cut price packages from online conveyancers might seem attractive. However, these firms are often located many kilometers away with limited appreciation of the factors that affect property transactions in St Annes
  • 4 The hallmark of our conveyancing solicitors in St Annes is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the high standards of professionalism you would hope for.
  • 5 Using a local Solicitor on the whole means that you will receive a more personal touch. When using a an online conveyancing factory, you tend to be looked after by a team of people who check what is happening on the file by reading from their computer screens.

Examples of recent conveyancing in St Annes since July 2021*

street view

Sale

of semi residence, St Davids Road North, FY8 2DJ completing on 13/08/2021 at a price of £180,000. The legal transfer of property included amongst the various tasks: drafting the sale agreement and Transfer, agreeing completion date with parties, setting up the completion formalities

street view

Purchase

of apartment South Promenade FY8 1NP, sold for £73,000. Leasehold conveyancing due diligence included: obtaining official copies of the title, agreeing completion date with parties, preparing statement detailing charges

street view

Purchase

of apartment St Annes Road East FY8 3UG, at a price of £94,000. Leasehold conveyancing work included: sending conveyancing papers to buyers representatives, dealing with appropriate requisitions and enquiries, agreeing completion date with parties

street view

Transfer

of apartment Curzon Road FY8 3SX, at sale price of £127,000. Leasehold conveyancing included: sending conveyancing papers to buyers representatives, dealing with appropriate requisitions and enquiries, preparing statement detailing charges

Recently asked questions about conveyancing in St Annes

Unfortunately I am unable to travel far from St Annes. What is the rationale as to why all St Annes lawyers are not on all bank panels?

Mortgage companies point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in mortgage companies pruning a number of firms from their books of approved conveyancers .

We're in St Annes, FTBs buying with a mortgage (lender is Santander , and our solicitor is on the Santander conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am helping my sister sell her house in St Annes. Does the solicitor order an energy performance certificate or should I organise this?

After the demise of HIPs, energy assessments remained a mandatory part of moving property. An energy performance certificate needs to be commissioned prior to the property being marketed. This is not something that conveyancers ordinarily arrange. If you are instructing a St Annes conveyancing solicitor they may be willing to arrange energy assessments given their contacts with reputable local accredited person

My wife and I buying a 4 bedroom semi-detached house in St Annes. We would like to carry out an extension to the side at the house.Will legal due diligence on the property involve investigations to ascertain if these works are allowed?

Your solicitor will review the deeds as conveyancing in St Annes can sometimes identify restrictions in the title deeds which prevent categories of alterations or require the permission of a 3rd party. Many works need local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

Is it the case that all St Annes solicitors on the Kent Reliance conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be overseen by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in such a situation the organisation would be regulated by the CLC.

How do I identify a St Annes law firm on the Britannia conveyancing panel? I have wheels and am prepared to travel upto 20kilometers to meet the solicitor.

You can use the tool on this page. Please select a lender and your location and you will see a number of St Annes conveyancing lawyers located nearest you. We have detailed some St Annes conveyancing firms towards the end of this page and you can ring them to verify whether they are on the Britannia member panel

We are four weeks into a leasehold purchase having been directed to a firm by the selling agent to carry out the conveyancing in St Annes. I am am extremely frustrated with the level of service. Could you help me find new solicitors?

They would have to be really bad to suggest changing them. Has your loan offer been issued? If so you must inform them of the replacement conveyancer and get the offer are re-sent. Your conveyancer should be on the lenders panel to avoid escalating expenses and complications. That should be your starting point. Our find a solicitor tool will assist you in finding a lender approved lawyer for your conveyancing in St Annes

I need to switch lawyers as my St Annes lawyer is not on the lender's approved list of conveyancing solicitors. How simple is it to change conveyancer?

If you haven't yet appointed a solicitor to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in St Annes that you're considering.

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

Commercial Conveyancing solicitors in St Annes regulated by the SRA

The list below is a small selection of solicitors in St Annes specialising in commercial conveyancing in St Annes. This will likely include advice on commercial leases including all matters relating to landlord and tenant law
  • 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

Home buying conveyancing in St Annes normally includes the following:

  • Solicitor instructed by the buyer once the offer has been accepted
  • Checking the title to the premises
  • Conducting St Annes conveyancing searches with respect to the title
  • Considering the draft sale agreement and other documentation received from the seller’s lawyer
  • Raising questions with the seller’s lawyer
  • Negotiating the purchase agreement
  • Considering the replies provided by the vendor to pre-exchange enquiries
  • Agreeing the wording for a Transfer Deed for completion
  • Guiding the purchasing in respect of the mortgage offer: (where applicable)
  • Drafting and sending the purchaser a report on title (that is; a breakdown of all findings on the property)
  • Proceeding to exchange of contracts and then completion of the purchase
  • Completion of and submitting to HM Revenue and Customs the correct SDLT forms and payment
  • Dealing with the registration procedures for the new ownership and the mortgage (where applicable) at the HM 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.