We note that you have a search directory identifying law firms on the conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Lytham St Annes?

We are a listing service only for law firms wishing to communicate if they are on the conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Lytham St Annes.

I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather instruct a Lytham St Annes based conveyancing firm?

Do check but the chances are that give you one of their panel conveyancers where you take up the "fee-free" incentive. Contact the mortgage company to see if they allow a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Lytham St Annes.

Various internet forums that I have visited warn that are the main reason for obstruction in Lytham St Annes house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of slowing down conveyancing in Lytham St Annes.

About to purchase a new build apartment in Lytham St Annes. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Lytham St Annes

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Due to the input of my in-laws I had a survey completed on a property in Lytham St Annes prior to appointing solicitors. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies tend refuse to issue a loan on such a property.

It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Lytham St Annes. Conveyancing may be slightly more expensive based on your lender's requirements.