Me and my partner are buying a 2 bedroom apartment in Lytham with a mortgage. We would like to retain our Lytham conveyancer, however the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel firms or continue with our Lytham property lawyer as well as pay for one of their panel lawyers to represent them. We consider that this is unjust; are we not able to demand that the mortgage company use our Lytham property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Lytham conveyancing solicitor to apply to be on the conveyancing panel.
I am considering applying for a Coventry BS mortgage for purchase of a new build (under development) in Lytham with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am planning to move property in April. Will my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Lytham. Conveyancing lawyer was chosen before I stumbled across this page.
On the afternoon of completion you can pick up the keys from the property agent however this can only take place after the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently you should inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can help you choose a residential property solicitor in Lytham or a legal practice with expertise in conveyancing in Lytham.
We previously selected conveyancers locally in Lytham on the Barclays solicitor panel. They are now charging me an additional amount for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not dictated by Barclays but by your Lytham property lawyer. Plenty of firms on the Barclays panel will charge an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
Completion of my purchase has taken place for my property in Lytham. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I'm converting the mortgage on my current house to a buy to let loan with Skipton Building Society and I will use the ballance of the raised equity as a down payment on another property. The area we are interested in is Lytham. Will your solicitors be able to act for the two mortgage companies and link together the conveyances?
Do use our search tool on this site to ensure that the conveyancers are on the appropriate lender panels. On the basis that they are the conveyancer will be able to connect the two transactions but you should have a chat with you lawyer and specify your desired outcome and requirements.
There are only 62 years left on my lease in Lytham. I am keen to get lease extension but my freeholder is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you have done all that could be expected to find the freeholder. For most situations a specialist would be useful to carry out a search and prepare an expert document to be used as evidence that the landlord can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the vesting order request to the County Court overseeing Lytham.
Lytham Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
The answer will be helpful as a) areas may result in problems in the building as the common areas may begin to deteriorate if services are not paid for b) if the tenants have a dispute with the running of the building you will wish to know about it You should be aware if it is no more than 80 years it will impact the value of the flat. Check with your mortgage company that they are happy with residual term of the lease. A short lease means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you will need to own the property for two years in order to be eligible to extend the lease. Are any of leasehold owners in dispute over their service charge liability?