I selected a Lytham based firm for our conveyancing in Lytham last week. After carefully reading the fine print I notewe are on the hook for fees even if our purchase doesn't happen. Should I ditch them and choose a web based conveyancing brokerage advertising no-sale-no-fee conveyancing in Lytham?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be more expensive to offset the cases that fail to complete. Please beware that these arrangements generally do not cover expenses e.g. Lytham conveyancing search charges.
At what point does exchange of contracts happen for purchase conveyancing in Lytham and do I need to be at the conveyancers office?
Where you are local to one of the conveyancing solicitors in Lytham you are invited in to sign the paperwork. That being said, the lender approved solicitors we recommend offer countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when dealing with you digitally. The signing of the contract is not when everything is set in stone. Signing on the dotted line is necessary for the conveyancer to address the formalities at the suitable time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Lytham)to be in the office available at the end of the phone to exchange contracts.
How do I investigate if the solicitor carrying out my conveyancing in Lytham is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Norwich and Peterborough Building Society thus paying £187.00 plus VAT in further legal costs.
You should take advantage of the search tool on this page. Please choose the mortgage company and type ‘Lytham’ or your location and you will see numerous solicitors offices in Lytham or nearest you.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Lytham I like with amenity areas and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Lytham in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the remaining unexpired lease term may be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
My husband and I are first time buyers - had an offer accepted, but the selling agent has warned us that the seller will only go ahead if we appoint their chosen solicitors as they want a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in Lytham
We suspect that the seller is unaware of this request. Should the seller desire ‘a quick sale', turning down a genuine buyer is counter productive. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your own,trusted Lytham conveyancing lawyers - not the ones that will provide their negotiator at the agency a kickback or meet his conveyancing thresholds pre-set by senior management.