I am acquiring a property without a mortgage in Poulton Le Fylde. I have been residing for the last Seventeen years in Poulton Le Fylde. Conveyancing searches are expensive. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a mortgage, then the vast majority of the Poulton Le Fylde conveyancing searches are non-obligatory. Your solicitor will 'advise', perhaps strongly, that you should have searches completed, but he has a professional duty to take that path of guidance. One thing to bear in mind; if you are going to dispose of the house one day, it will likely be be of interest to your future purchaser what the searches disclose. There are plenty of instances where houses with functional issues can still reveal negative search results. A good conveyancing solicitor in Poulton Le Fylde should be able to give you some helpful advice here.

We note that you have a post code search directory listing law firms on the Lloyds conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Poulton Le Fylde?

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

I just acquired a flat at auction in Poulton Le Fylde. Conveyancing is necessary. What are my next steps?

Given that you have now exchanged you now have to retain a conveyancing solicitor soon as you are facing a fast approaching a drop dead date to complete the transaction. An auction property should have a bespoke auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You must hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.

We are getting the release of further funds on our home loan from Yorkshire BS as we want to conduct renovations to our property in Poulton Le Fylde. Are we obliged to select a local Poulton Le Fylde solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?

Yorkshire BS do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.

We have agreed to purchase a house in Poulton Le Fylde. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?

Given that you are obtaining a mortgage with Skipton your lawyer must check the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Skipton where a lease does not meet these requirements. The requirements relate to the installation of panels on properties nationwide and is not limited to Poulton Le Fylde.

I'm buying my first flat in Poulton Le Fylde benefiting from help to buy. The sellers would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not to tell my lawyer about the deal as it will affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I opted to have a survey done on a property in Poulton Le Fylde ahead of appointing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies tend not grant a mortgage on a flying freehold premises.

It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Poulton Le Fylde. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Poulton Le Fylde to see if the conveyancing will be more expensive.