My financial adviser has requested my Biddenham lawyer’ panel member for the Nat West conveyancing panel. Can you suggest how I obtain this. I have called my local Biddenham office but they have not got back to me yet.
You are best placed to get this information from your Biddenham solicitor . Most Biddenham conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
Do the conveyancing solicitors listed on your site conduct attended exchange conveyancing in Biddenham?
We do have a number of conveyancing specialists carrying out attended exchanges. Please contact us to receive a fee calculation and details as to dates.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Biddenham?
There are two types of lawyers who can perform conveyancing in Biddenham namely licenced conveyancers or solicitors. The two can provide conveyancing services that required to complete the sale or acquisition of property. Both are duty bound to handle Biddenham conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that the requisite procedures will be accurately followed.
This question may be naive but I am unexperienced as a first time purchaser of a ground floor flat in Biddenham. Do I receive the keys to the property on the completion date from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Biddenham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's solicitors, and once they have received this, you should be able to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
I have paid off my mortgage with Virgin Money. I assume I don't need a Biddenham conveyancing practitioner on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am looking for a flat up to £305k and identified one near me in Biddenham I like with open areas and railway links nearby, however it's only got 52 years on the lease. There is not much else in Biddenham suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a home loan the shortness of the lease may be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
Should I be concerned about 3rd parties that I am dealing with are suggesting a web based conveyancing firm rather than a local Biddenham conveyancing practice?
As with many service providers, often input from family and friends can be extremely useful or valuable. Nevertheless there are many players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest solicitors to choose. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You have the discretion to select your preferred conveyancer. Don't forget that the majority of banks have an approved list of lawyers you are obliged to use for the lender aspect of your house move.
My mum and dad are having difficulties in finding their Biddenham land registry title on the site. They have a vague recollection 48 years ago when they acquired the house there were complications regarding the post code not being recognised in some systems.
The vast majority of premises in Biddenham should show up. Have you limited your search with just the postcode. Normally it will disclose all the houses and flats within that postcode. Where recorded it will show up with a title number. If they bought back in the 60’s it's conceivable it may be unregistered. The property could still be revealed but with the title number shown 'na'. In this scenario you will need to track down the original title papers which might be with your parent’s bank.