My IFA has requested my Lytham lawyer’ panel member for the Santander conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Lytham office but they cant find it on their system.
The sensible thing to do is ask for this information from your Lytham conveyancing practitioner . Most Lytham conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
My solicitor has discovered a a legal deficiency with the lease for the flat we are buying in Lytham. The seller’s lawyers have put forward defective title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancing practitioner says that he must check that the bank is willing to move forward with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
How does conveyancing in Lytham differ for newly converted properties?
Most buyers of new build premises in Lytham contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Lytham usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lytham or who has acted in the same development.
How simple is it to switch solicitor as I need to choose a firm on the Lloyds TSB Bank conveyancing panel. I had appointed a local conveyancing solicitor in Lytham five minutes from me but the firm is not approved by Lloyds TSB Bank
We will our best to assist in finding you a conveyancing solicitor in Lytham on the Lloyds TSB Bank panel. Please note that the solicitors that we list do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Lytham. In utilising search facility on this page, you can contrast charges for conveyancing solicitors in Lytham and beyond.
I today plan to offer on a house that seems to tick a lot of boxes, at a great price which is making it all the more appealing. I have just discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Lytham. Conveyancing lawyers have not yet been instructed. Will they explain the issues?
Most houses in Lytham are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Lytham in which case you should be looking for a Lytham conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’spermission to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your solicitor should appraise you on the various issues.