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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: 11/10/17

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.

Will the property lawyer in Lytham advise on the potential risk of possible flooding in Lytham?

A.

A lawyer makes an application for official conveyancing searches that will include Lytham historical flood risk information.

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

Q.

Apparently, titanium (Ti) soil contamination may be an issue in Lytham. Can you advise?

A.

Though the dangers are usually minor, where substances causing significant pollution of surface waters or groundwater are found the land will be defined as 'contaminated'. Various bodies hold data on land contaminants affecting Lytham, including local authorities.

Q.

Is a contract race fee a disbursement or fee?

A.

Comparing quotes is not always straightforward, considering differences in terminology. This charge is a fee not a disbursement, but some solicitors do charge extra for this.

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.

Is there a danger that we will be gazumped?

A.

Gazumping happens when the 1st purchaser's offer is accepted, and then rejected, by the seller, opting instead for another purchaser's offer. There is almost always a risk of gazumping. Instructing your conveyancing solicitor as early as possible to handle your transaction should help to reduce the likelihood of gazumping.

Q.

Can you confirm how I avoid paying SDLT rates?

A.

We do not recommend clients undertake any stamp duty mitigation. These schemes are expensive and , if the scheme fails, you may be charged a penalty of up to 100% of the stamp duty amount owed.