Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Lytham. Do I collect the keys to the house on the completion date from my lawyer? If so, I will instruct a local conveyancing solicitor in Lytham?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.

We had instructed solicitors locally in Lytham on the solicitor panel. They have just billed me a further amount for the legal aspects of the mortgage. Is this an additional conveyancing fee set by ?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your may charge a fee for this. This fee is not dictated by but by your Lytham . Some firms on the panel will charge an ‘acting for lender’ fee but some practices incorporate it on their overall fee.

I am currently in the process of buying my council flat in Lytham. I have a mortgage agreed with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 , you will need to appoint a solicitor on the conveyancing panel.

I need some fast conveyancing in Lytham as I have an ultimatum to exchange contracts in less than 4 weeks. Luckily I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are are a cash purchaser you have the choice not to do searches although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Lytham the following are examples of issues that can arise and therefore affect future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Road Schemes,...

Are there restrictive covenants that are commonly identified during conveyancing in Lytham?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Lytham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Lytham is where the house is located. Can you shed any light on this issue?

Flying freeholds in Lytham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lytham you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lytham may determine 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 residence.

Is there a difference between surveying and conveyancing in Lytham?

Conveyancing - in Lytham or elsewhere - is the legal term given to transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you find out about the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the seller to remedy the defects before you complete your move.