I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Lytham. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 23/2/2025, the requirements read as follows :
I happen to be the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Lytham. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the property in January. Do I have to wait 6 months to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Most banks would take a pragmatic view as this provision is primarily there to identify subsales or the quick reselling of properties.
My wife and I have arranged the release of further funds on our mortgage from Yorkshire BS as we wish to conduct a loft conversion to our house in Lytham. Are we obliged to choose a bricks and mortar Lytham solicitor on the Yorkshire BS conveyancing panel to handle the paperwork?
Yorkshire BS would not normally instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
I have decided to exercise my right to buy my property in Lytham off the council. I have a mortgage offer with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
Have completed on a a semi-detached house in Lytham , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Lytham conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are concluded.
As far as conveyancing in Lytham registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can adjust depending on who lodges the application, whether there are errors and if the Land registry need to notify any interested persons or bodies. Currently in the region of three quarters of submission are completed in less than three weeks but some can be subject to longer delays. Historically registration takes place after the buyer is living at the premises therefore 'speed' is not typically primary concern but where there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Lytham differ for newly converted properties?
Most buyers of new build or newly converted property in Lytham contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because builders in Lytham tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lytham or who has acted in the same development.
Am I right to be wary that brokers that I am dealing with are recommending a web based conveyancing firm rather than a High Street Lytham conveyancing practice?
As with many service providers, often suggestions from relatives can be very helpful. Yet there are many people with a keen interest in a conveyancing deal; estate agents, financial adviser and banks may suggest solicitors to instruct. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there exists a financial incentive behind the endorsement. You have the right to choose your own lawyer. Don't forget that most banks operate an approved list of law firms you are obliged to use for the mortgage related work in your house move.