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Conveyancing in Lytham St Annes Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 23/04/17

Lytham St Annes transport information

The nearest airport to Lytham St Annes is Blackpool International Airport. The nearest train station to Lytham St Annes is St Annes on Sea, approximately a mile away.

Lytham St Annes, Clifton is a relatively close hospital to Lytham St Annes.

Q.

We are looking for a low cost conveyancing quote in Lytham St Annes, we are on a tight budget.

A.

Misleading conveyancing quotes catch out many buyers and sellers, leaving them to pay sometimes £100s more than planned, and many property lawyers offer 'the cheapest conveyancing quotes'. Unfortunately extra charges are frequently hidden in the terms which buyers and sellers may have not read carefully The conveyancing quote should also clearly state any disbursements.Homeward Legal quotes offer a clear statement of your legal fees for a standard conveyancing transaction.

Q.

In relation to the major flooding in Sept 2012 in North West England we are questioning if flood searches may not be sufficient?

A.

A conveyancing solicitor in Lytham St Annes will recommend that you get additional detailed conveyancing searches if the standard search spots a any kind of the local Lytham St Annes flood risk

It may be prudent to converse with a future neighbour to get further confidence.

Q.

My estate agent has offered the property solicitor. Will it be faster to use this solicitor?

A.

Many agents have referral deals with solicitors where they refer clients, however, such referrals need to be considered carefully, as there is a risk that the agent may suggest whichever firm pays the most per referral, not the most appropriate choice.

Q.

Will my Lytham St Annes conveyancer tell me about the cost of council tax on a Band H cottage before exchange?

A.

Your property lawyer will liaise with the Fylde local council to ascertain the current council tax band and rates, which should be added to the conveyancer's title report. Council tax rates for Lytham St Annes are tabled online at the Fylde council site. At the time of authoring, 22 December 2012, the rates are:

  • Band A - £1,022.00
  • Band B - £1,192.00
  • Band C - £1,362.00
  • Band D - £1,533.00
  • Band E - £1,873.00
  • Band F - £2,214.00
  • Band G - £2,554.00
  • Band H - £3,065.00

Q.

Is there anything I can do to bypass paying stamp duty?

A.

Stamp duty mitigation should be treated with extreme caution in Lytham St Annes. Such schemes are expensive and HMRC may challenge a scheme up to six years later.

Q.

How can I protect the purchase from getting gazumped?

A.

Gazumping arises when a property seller accepts the 1st buyer's offer and then rejects it in favour of another buyer's offer. This rejection may occur weeks, or even months, into a property purchase. The chance of gazumping is present in any transaction. You should instruct a property solicitor as soon as possible to reduce the chance of your transaction being gazumped.

Q.

With a home ready to buy, and no chain, how can we arrange fast legal work?

A.

It is well established that fast conveyancing is the key to is to use a proactive conveyancing solicitor. There are a range of things you can also do to get moving sooner, such as, asking for property searches to be ordered immediately, completing all forms as soon as possible and organising your finances.

Q.

Myself and my partner are buying in Lytham St Annes. Can we find out if the property is in a conservation area?

A.

The streets and neighbourhoods near or within Lytham St Annes include several conservation areas. The local council will be able to offer more information about local conservation areas, and the conveyancing solicitor handling your purchase address the impact buying in a conservation area may have.

 
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