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Conveyancing in Lytham Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 19/07/17

Local services information and addresses ;

Lytham's nearest airport is Blackpool International Airport. The nearest train station to Lytham is Lytham, almost a mile away.

Lytham St Annes, Clifton is the nearest hospital for Lytham.

Q.

We are looking for a cheap solicitor for purchasing property. How do I get a quote?

A.

Several firms offer supposedly cheap conveyancing. However additional charges may inflate your final invoice. Extras included in the small print should be clearly defined. The Homeward Legal quote calculator will confirm the exact legal fees based on the property you are buying.

Q.

As a consequence of the extensive flooding in Sept 2012 in North West England I am concerned that environmental searches aren't detailed enough?

A.

Flood risk searches conducted by the property solicitor in Lytham should also include a far more thorough search (Landmark) if it is felt necessary.

If you are worried you can get in touch with a neighbour of the property.

Q.

Do we need to opt for a conveyancing solicitor referred by my agent?

A.

Many agents have arrangements with solicitors where they refer clients. However, if they are paid a referral fee, an agent may choose the conveyancer who pays out the highest referral fee, not the most suitable for you.

Q.

We are buying a 1950s property in a conservation area in Lytham. How do we find more details about the standard of repair of the area?

Following a campaign, English Heritage now maintain records in relation to the state of repair of conservation areas as well as the vulnerability. Local conservation areas are specified by Fylde who manage conservation area concerns from what can be developed to modern telephone boxes.

Q.

We are buying a property where the seller appears to have installed artificial stone cladding on the home in Lytham which may overstep local conservation area guidelines

A.

Your instructed property lawyer will carry out searches see whether your new home is within a designated conservation area, and if so, whether any modifications have necessary consent from the local planning authority.

Q.

What causes sale conveyancing legal work to be so delayed? We had several delays with our previous solicitor.

A.

The legal work undertaken to transfer a property in Lytham may endure stressful setbacks. Homeward Legal understand how frustrating these are and do our best to minimise the cost of these delays if it can be achieved by chasing for prompt responses. Reasons for delay may include waiting for responses from third parties.

Q.

We are completing in July, what should be determined for stamp duty?

A.

Stamp Duty depends on the purchase price of the property. Stamp duty will be £51300 on a £1026000 residential property.*

*Correct as of 17/02/2013

Q.

Which factors help with guaranteeing a fast exchange and completion?

A.

As is often argued, contacting a communicative property lawyer is key fast conveyancing. There are several things you, as the buyer, can do to accelerate the legal work. These include:

  • confirming your mortgage offer
  • requesting status updates from the property lawyer regularly
  • replying to your property lawyer by phone, fax or email

 
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