My IFA says he needs my Lydiate and Melling lawyer’ panel member for the Nat West conveyancing panel. Can you suggest how I find this out. I have called my local Lydiate and Melling branch but they have not responded to me.
The sensible thing to do is ask for this information from your Lydiate and Melling lawyer . Most Lydiate and Melling law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Are you able to suggest a Bank of Scotland accepted Lydiate and Melling conveyancing conveyancer who can have us moved in within a very limited time frame? Am I best advised to unstruct a high street Lydiate and Melling conveyancer or an internet firm?
We would be happy to suggest some excellent Lydiate and Melling conveyancing firms. You can also walk up the high street in Lydiate and Melling. Go in to two or three firms and ask to see a conveyancing solicitor for a costs illustration. Explain your expectations together with the reasons and get an assurance on your deadline. Select the lawyer that genuine.
The Lydiate and Melling conveyancing solicitors that I appointed last week on my house acquisition in Lydiate and Melling have suddenly closed. I only went with them because I had to have a solicitor on the Leeds Building Society conveyancing panel and my previous Lydiate and Melling lawyer was not. I paid them 275 plus VAT on account. What are my options?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
My friend recommended that where I am purchasing in Lydiate and Melling I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Lydiate and Melling conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Lydiate and Melling around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Lydiate and Melling.
I used Stirling Law a few years past for my conveyancing in Lydiate and Melling. Now, I need my files but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lydiate and Melling of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My wife and I purchased a leasehold flat in Lydiate and Melling. Conveyancing and Leeds Building Society mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Lydiate and Melling who previously acted has long since retired. What should I do?
First contact the Land Registry to be sure that this person is in fact the new freeholder. You do not need to instruct a Lydiate and Melling conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I bought a split level flat in Lydiate and Melling, conveyancing was carried out June 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Lydiate and Melling with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2094
You have 69 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. 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. Please do not move forward placing reliance on this information before seeking the advice of a professional.