We are buying a flat in Bispham. It might be a silly question but how we can trust a conveyancer? On completion day we have to deposit funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
This question may be naive but I am unexperienced as a first time buyer of a two bedroom flat in Bispham. Do I collect the keys to the property on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Bispham?
On the day of completion you will not be required to attend the conveyancers office in Bispham. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s lawyers, and once they have received this, you will be able to pick up the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
I had an offer accepted on an apartment in Bispham on 10/6/2025, valuation was booked five days later, received a clean bill of health. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Are Nationwide entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Bispham differ for newly converted properties?
Most buyers of new build or newly converted property in Bispham contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is finished. This is because developers in Bispham 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 conveyancers 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 Bispham or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a house in Bispham prior to retaining conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies will not give a mortgage on a flying freehold home.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bispham. Conveyancing will be smoother if you use a solicitor in Bispham especially if they are familiar with such properties in Bispham.
Should I be concerned by 3rd parties that I am dealing with are recommending a national conveyancing firm as opposed to a High Street Bispham conveyancing firm?
As with lots of service providers, often suggestions from family and friends can be worth their weight in gold. Yet there are lots of players in a conveyancing matter; estate agents, mortgage brokers and banks may suggest conveyancers to appoint. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are free to choose your own lawyer. You need to be aware that many lenders specify a panel list of lawyers you must use for the lender related work in your transaction.
A conveyancing company acted on my conveyancing in Bispham four years past and was holding my title documents but has since been shut down – What steps do I now take to retreive them?
Title deeds, as such, no longer exist as most properties in Bispham are registered digitally at Land Registry. If you need to show ownership or are disposing of or refinancing your conveyancing practitioner can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.