I am helping my sister sell her flat in Lytham St Annes. Will the solicitor arrange an energy performance certificate or it is for the seller to coordinate?

Following the abolition of Home Information Packs, EPC’s was maintained a compulsory part of selling a house. An EPC should be commissioned in advance of the property being advertised. It is not as aspect of the sale process that conveyancers ordinarily arrange. If you are using a Lytham St Annes conveyancing practitioner they may be willing to arrange EPC’s due to their contacts with reputable local energy assessors

Is it the case that all Lytham St Annes CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved solicitors?

A selection of lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

When it comes to lenders such as Coventry BS, do Lytham St Annes conveyancing practitioners face a fee to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I moved into my flat on 6 February and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Lytham St Annes expressed confidence that it should be registered in a couple of weeks. Are transfers in Lytham St Annes particularly slow to register?

As far as conveyancing in Lytham St Annes is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether there are errors and if the Land registry must send notices to any third parties. Currently roughly three quarters of such applications are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Historically registration takes place after the new owner has moved in to the premises thus registration formalities is not always top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

I'm purchasing my first flat in Lytham St Annes benefiting from help to buy. The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not reveal to my conveyancer about the side-deal as it will impact my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Lytham St Annes is the location of the property. What do you suggest?

Flying freeholds in Lytham St Annes are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lytham St Annes you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lytham St Annes may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Is it possible to transfer to a new solicitor as I have to instruct a firm on the Godiva Mortgages Ltd conveyancing panel. I had appointed a family conveyancing solicitor in Lytham St Annes round the corner but he is not accepted by Godiva Mortgages Ltd

We will our best to assist in finding you a conveyancing solicitor in Lytham St Annes on the Godiva Mortgages Ltd panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Lytham St Annes. In making use of the find a conveyancing solicitor tool on this website, you can compare fees for conveyancing solicitors in Lytham St Annes and beyond.