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Find a St Annes Park Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in St Annes Park? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your St Annes Park conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised St Annes Park conveyancers for over 130 lenders.


Recently asked questions about conveyancing in St Annes Park

There are plenty of conveyancing solicitors in St Annes Park but how do I know who I should use?

We would encourage you not to go for the lowest St Annes Park conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

The mortgage over my property is with Leeds Building Society for my property in St Annes Park. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Leeds Building Society?

Your original mortgage agreement with Leeds Building Society will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel lawyer.

After what seems like an age I have had an offer on an apartment in St Annes Park agreed to, the sellers do nevertheless have an associated purchase. The sellers have offered on somewhere, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have selected a nearby conveyancing solicitor in St Annes Park. What should be my next step? At what stage do I apply for the mortgage with Yorkshire BS?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, St Annes Park conveyancing search costs, etc). First, you must ensure that your conveyancer is on the Yorkshire BS approved list. Regarding the subsequent phase this very much depends on the specifics of your case, desire for the property and on the state of the market. During a hot market many buyers will apply for a home loan with Yorkshire BS and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with searches.

Due to the advice of my in-laws I had a survey completed on a house in St Annes Park ahead of appointing lawyers. I have been told that there is a flying freehold element to the house. The surveyor advised that some mortgage companies will refuse to grant a mortgage on a flying freehold home.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in St Annes Park. Conveyancing may be slightly more expensive based on your lender's requirements.

I have been advised by a number of estate agents in St Annes Park to select a solicitor using your seach tool. What’s the financial incentive for Estate Agents to offer your services rather than a competitor’s?

We refuse to give any commission for sending work to this site. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I am looking for a conveyancing solicitor in St Annes Park for my house move. Is there any facility to review a firm’s complaints history with the legal regulator?

You can see documented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA may recorded call for training requirements.

What advice can you give us when it comes to choosing a St Annes Park conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a St Annes Park conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non St Annes Park conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

    If they are not ALEP accredited then what is the reason?

Leasehold Conveyancing in St Annes Park - Sample of Queries Prior to buying

    Be sure to find out if the the lease includes any adverse restrictions in the lease. By way of example plenty of leases prohibit pets being permitted in certain buildings in St Annes Park. If you love the propertyin St Annes Park however your dog is not allowed to make the move with you then you will be presented with a hard choice. Does the lease have onerous restrictions? The prefered form of lease structure is a share of the freehold. In this scenario the lessees have control and even though a managing agent is often employed if the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves.

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Find out more about how flying freehold can affect your the value of a property.