My wife and I are purchasing a 1 bedroom apartment in Lytham with a mortgage. We would like to retain our Lytham solicitor, however the mortgage company advise he's not on their "panel". It appears that we have no choice but to appoint one of the mortgage company panel conveyancing practices or retain our Lytham conveyancing practitioner and pay for one of their panel lawyers to act for them. We consider that this is inequitable; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Lytham conveyancing solicitor to apply to be on the conveyancing panel.

I am purchasing a property and require a conveyancing solicitor in Lytham who is on the Chelsea Building Society solicitor. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Chelsea Building Society in certain locations such as Lytham. We dont recommend any particular firm.

I need some expedited conveyancing in Lytham as I have an ultimatum to exchange contracts within 2 weeks. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?

If.Given you are are a cash buyer you are at liberty not to do searches although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Lytham the following are instances of issues that can crop up and therefore affect market value: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...

How do I search for a Lytham solicitor on the Britannia conveyancing panel? I drive a motor bike and am happy to travel upto 10kilometers to meet the lawyer.

Feel free to make use of the search on this website. Please select a lender and your location and you will see a number of Lytham conveyancing lawyers located nearest you. We have listed some Lytham conveyancing firms towards the end of this page and you can contact them to verify whether they are on the Britannia approved list

I’m about to sell my ground floor apartment in Lytham. Conveyancing lawyers have not yet been instructed, but I have just had a half-yearly service charge invoice – Do I pay up?

The sensible thing to do is clear the invoice as normal because all ground rent and maintenance charges will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Leasehold Conveyancing in Lytham - A selection of Queries before buying

Please tell me if there are any major works anticipated that will add a premium to the maintenance fees? Are any of leasehold owners in arrears of their service charge liability? On the whole the outlay for major works tend not to be included within maintenance charges, although there some managing agents in Lytham ask leaseholders to contribute towards a sinking fund created for the specific purpose of building a fund for major repairs or maintenance.