I can't travel far from Lytham St Annes. I would like to know the understand why all Lytham St Annes property lawyers aren't automatically on all bank panels?
Mortgage Companies ordinarily restrict either the nature or volume of conveyancing firms on their approved list of lawyers. A common example of such criteria being that a firm needs to have at least two partners. In addition to restricting the nature of firm, some have decided to restrict the number of organisations they permit to represent them. You should note that mortgage companies have no responsibility for the accuracy of service given by any Lytham St Annes solicitor on their approved list. Mortgage fraud was a key driver in the culling of solicitor panels a few years ago even though there are contrary thoughts about the extent of solicitor involvement in some of that fraud. Statistics via the Land Registry indicates that thousands of conveyancing practices only carry out a couple of conveyances annually. Those vindicating conveyancing panel culls ask why law firms should have the right to remain on a lender panel when clearly conveyancing is not their speciality?
Do the conveyancing solicitors that you recommend conduct auction conveyancing in Lytham St Annes?
We know of a few auction solicitors we can connect you with those who can conduct auction conveyancing. Lytham St Annes is one of the many locations in which our lawyers have a presence.
My wife and I are buying a house in Lytham St Annes. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to deposit money into their account. What is the protection 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.
A colleague informed me that in buying a property in Lytham St Annes there may be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are a number of properties in Lytham St Annes which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Lytham St Annes should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had chosen conveyancing lawyers locally in Lytham St Annes on the HSBC solicitor panel. They have just billed me a further charge for the legal aspects of the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not set by HSBC but by your Lytham St Annes lawyer. Numerous firms on the HSBC panel will charge ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
I am looking for a leasehold apartment up to £235,500 and found one close by in Lytham St Annes I like with a park and railway links nearby, the downside is that it only has 51 years on the lease. There is not much else in Lytham St Annes suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
I am thinking of appointing a conveyancing solicitor in Lytham St Annes for my house move. Is it possible to review a firm’s record with the legal regulator?
You may find published Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.