"When buying or selling in the area, who you know matters as much as what you know. Fridaysmove's Lytham St Annes Conveyancing team is able to employ their local knowledge to help you move home sooner and they are also cognisant of the issues and considerations native to the area."

Local issues considered by Lytham St Annes Conveyancing Solicitors:

Disadvantaged Areas in Lytham St Annes

Regions within Lytham St Annes have been qualified as 'disadvantaged areas' eligible for stamp duty relief. These are based on electoral divisions and local government wards. These disadvantaged areas do not always coincide with postcode districts, so the postcode search tool cannot always be relied on. If a search does not confirm whether am property is in a disadvantaged area, your solicitor should contact the local authority. By making a straightforward search by postcode, you can usually determine if a property purchase below £150,000 will benefit, however. Call our Conveyancing team for a full list of designated disadvantaged areas in Lytham St Annes.

Local Transport Issues

Buyers will want to know if major roadwork's are planned in the vicinity of their prospective purchase, which might affect the property. The local searches a solicitor carries out during a sale or purchase showa broad range of construction and development projects, and bureaucratic issues such as parking restrictions. If a search shows that a property is affected, it will be necessary for the buyers Conveyancing Solicitor to contact the relevant highway authority for more details.

The impact of Tree Preservation Orders

TPOs are often made in respect of groups of trees (including hedgerows) or a number of trees on a large estate, and formal consent for any works to a protected tree should always be sought from the local authority. Trees planted in accordance with a condition placed on new build property developers are not necessarily subject to a TPO. Obtaining a copy of any TPOs affecting a Lytham St Annes home before it is marketed will make it easier for copies to be sent to a buyer's Conveyancing Solicitor with the draft contract.

Issues to consider when your lawyer is not on your Lender's panel

Many lenders, and particularly nationwide banks, were once willing to instruct any Lytham St Annes solicitors who requested to be added to their panel. More recently, lenders have begun to remove firms which have either not completed many conveyancing transactions or have failed to meet other criteria. These options are available to any homebuyer whose solicitor is not on their lender's panel:

• Try to obtain a mortgage from another lender who will instruct your Conveyancing solicitor.
• Instruct another firm of Conveyancing solicitors who are on your lender's panel to handle your Conveyancing.
• Continue with your present Conveyancing solicitor, but accept that a separate firm will also act for the lender, and that you will have to pay their costs in addition.

It is usually cheaper to have the same firm act both for you and your lender, and carry out all the conveyancing work in connection with a purchase and the mortgage. Be aware of the following, if you choose to remain with your first choice of law firm:

• You must now pay the lender's costs in addition to your own
• You will not get any priority from the lender's solicitors, as they will have many other cases underway, and you are unable contact these solicitors directly