My wife and I are buying a property in Lytham. It might be a silly question but how we can trust a conveyancer? At some point we have to deposit our life savings into their account. What is the protection we have from them run away with our money?
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.
I am expecting a DIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Lytham solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Lytham solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I have a mortgage with Principality for my property in Lytham. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
Your original mortgage agreement with Principality will provide that you need their approval in advance of renting your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality will allow you to rent 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 Principality directly. It should not be necessary to do this via a Principality conveyancing panel firm.
I require fast conveyancing in Lytham as I have a deadline to complete in less than 3 weeks. A home loan is not required. Is it possible to decline from having 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 suggest that you don't. With plenty of history conveyancing in Lytham the following are examples of what can appear and adversely affect market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
I have todayfound out that Action Conveyancing have closed. They carried out my conveyancing in Lytham for a purchase of a freehold house 9 months ago. How can I establish that the property is in my name in the name of the previous owner?
The easiest method to see if the property is registered to you, you can make 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 Lytham conveyancing specialists.
Due to the advice of my in-laws I had a survey completed on a property in Lytham before appointing lawyers. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies may not issue a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. If you contact us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lytham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lytham to see if the conveyancing costs will increase in light of this.
My husband and I are new on the property ladder - had an offer accepted, but the agent advised that the vendor will only move forward if we appoint their chosen conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Lytham
We suspect that the owner is not behind this request. Should the owner desire ‘a quick sale', turning down a serious buyer is going to damage their objectives. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you intend to instruct your preferred Lytham conveyancing solicitors - rather thanthose that will give their estate agent a introducer fee or achieve conveyancing figures demanded by senior management.