My lawyer has identified a a legal deficiency with the lease for the property we are buying in Lytham. The seller’s lawyers have suggested title insurance as a solution. We are content with insurance and will pay for it. Our lawyer has advised that he must be satisfied that the bank is happy with this solution. Are we the client or is the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Will our solicitor be raising questions about flooding as part of the conveyancing in Lytham.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Lytham. There are those who buy a property in Lytham, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, however there are a number of checks that can be carried out by the buyer or by their solicitors which will figure out the risks in Lytham. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the owner to discover whether the premises has suffered from flooding. In the event that the property has been flooded in past and is not revealed by the vendor, then a purchaser may commence a compensation claim as a result of such an misleading reply. A buyer’s lawyers should also carry out an environmental report. This will disclose whether there is any known flood risk. If so, additional inquiries will need to be carried out.

Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who conducted the conveyancing in Lytham 4 years ago are no longer around. What are my next steps?

Gone are the days when you need to have the physical deeds to establish that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.

What makes your site different to other web based conveyancing solicitors for conveyancing in Lytham?

At this site secure an accurate quote via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Lytham. Unlike many estate agents and many comparison sites we do not operate kick-back deals with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the most commission, as opposed to the best value conveyancing in Lytham

What advice can you give us when it comes to choosing a Lytham conveyancing firm to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Lytham conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Lytham conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

What are the costs for lease extension work?

Lytham Leasehold Conveyancing - Sample of Queries before Purchasing

Most Lytham leasehold flats will have a service charge for maintenance of the building set on behalf of the freeholder. Should you acquire the property you will have to meet this contribution, usually quarterly throughout the year. This may differ from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a rentcharge for you to pay yearly, this is usually not a large amount, say about £25-£75 but you need to enquire as sometimes it can be surprisingly expensive. For many Lytham leaseholds the outlay for major works are not included within service charges, although there some managing agents in Lytham require tenants to pay into a reserve fund and this is used to offset against major works. Does this lease have more than 80 years left?