I was advised yesterday by my financial adviser that my Lytham St Annes solicitor is not on the bank Conveyancing panel. How can I check?
Your first step should be to contact your Lytham St Annes lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they may recommend you to a Lytham St Annes conveyancing practice that is on the approved list of lawyers for your lender.
I am acquiring a new build flat in Lytham St Annes and my lawyer is informing me that she is duty bound to the lender to disclose incentives from the builder. The Estate Agents are hassling me to sign contracts and my preference is not to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are selling our house in Lytham St Annes and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Lytham St Annes lawyer would know this is not the case. It does beg the question why the purchasers are using a factory type conveyancing practice rather than a conveyancing solicitor in Lytham St Annes. Having lived in Lytham St Annes for six years we know of no issue. Do we get in touch with our local Authority to obtain clarification need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
The estate agent has sent us the confirmation of our purchase of a new build apartment in Lytham St Annes. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Lytham St Annes
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Due to the encouragement of my in-laws I had a survey completed on a house in Lytham St Annes in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some banks tend refuse to give a loan on such a house.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. Should you wish to telephone us we can investigate further via the relevant mortgage company. 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.