My IFA has requested my Biddenham solicitor’s panel reference for the Lloyds conveyancing panel. What is the best way to discover this. I have e-mailed my local Biddenham office but they cant find it on their system.
You are best placed to get this information from your Biddenham conveyancer . They retain a central record lender panel numbers.
We are planning to acquire a house and need a conveyancing solicitor in Biddenham who is on the HSBC conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Biddenham.
I have a terraced Georgian property in Biddenham. Conveyancing practitioner represented me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Biddenham and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing practitioner who conducted the purchase.
Are there any apps to help identify a Biddenham solicitor on the Lloyds TSB Bank conveyancing panel? I am a keen cyclist and am willing to travel upto 25miles to meet the solicitor.
You can use the facility on this page. Please choose the lender and your location and you will see a number of Biddenham conveyancing lawyers located nearest you. We have detailed some Biddenham conveyancing firms at the bottom of this page and you can call them to verify if they are on the Lloyds TSB Bank panel
In my capacity as executor for the will of my grandmother I am selling a house in Neath but I am based in Biddenham. My solicitor (based 300 kilometers from mehas requested that I execute a stat dec prior to completion. Could you suggest a conveyancing lawyer in Biddenham who can attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Biddenham based
I only have 72 years left on my flat in Biddenham. I am keen to get lease extension but my freeholder is can not be found. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you have used your best endeavours to find the freeholder. For most situations an enquiry agent should be helpful to try and locate and to produce a report to be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s absence and the application to the County Court overseeing Biddenham.
I inherited a garden flat in Biddenham, conveyancing formalities finalised February 2005. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Biddenham with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2082
With just 62 years left to run we estimate the price of your lease extension to range between £17,100 and £19,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.