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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: 25/04/17

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.

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.

We need to know which Lytham lenders you work with. Which panels are you on?

A.

We have solicitors with experience working alongside most lenders registered with the Council of Mortgage Lenders. A number of mortgage specialists operate in Lytham, including Best Mortgage Services Ltd, 10 Freckleton St, Kirkham, Preston, PR4 2SP, Mortgage Brokers, 8 Poulton St, Kirkham, Preston, PR4 2AB, and Davies M Mortgages Ltd, Penrhyn House/Treales Rd, Treales, Preston, PR4 3SQ.

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.

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.

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.

If I plan to purchase in the parish of Lindale, are we advised to get a chancel search?

A.

A property lawyer is likely to recommend a chancel search, regardless of the parish in which the property being purchased is found. Chancel repair has the potential to be imposed on the owners of a property where parish councils have not imposed the same liability on the last owners. Even if liability is unlikely, indemnity insurance is a sensible precaution.

 
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