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Find a Biddenham Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Biddenham? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Biddenham home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Biddenham conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Biddenham

I am not in a position to travel far from Biddenham. I would like to know the reason why all Biddenham lawyers are not on all lender panels?

As unjust as it may seem for banks to limit who can act for them, from the public’s or conveyancer’s viewpoint, the flip side is that lenders are becoming ever more anxious and consider it essential to protect them from mortgage fraud. As a consequence of this concern mortgage companies have consolidated their conveyancing panel to a size that they are happy to control.

My wife and I changing mortgage lender for our maisonette in Biddenham with TSB. We have a son 19 who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have two questions (1) Is this form unique to the TSB conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your TSB conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to TSB. This is solely used to protect TSB if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of TSB had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Will commercial conveyancing searches disclose impending roadworks that could affect a commercial property in Biddenham?

Many commercial conveyancing solicitors in Biddenham will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Biddenham. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Biddenham.

For each commercial conveyancing transaction in Biddenham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Biddenham commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Biddenham.

Me and my brother own a renovated Edwardian house in Biddenham. Conveyancing solicitor acted for me and TSB. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the exact same property. Is it worth asking TSB to clarify?

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 proprietor 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 remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing solicitor who conducted the conveyancing.

Can you offer any advice when it comes to finding a Biddenham conveyancing practice to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Biddenham conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Biddenham conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

    What are the costs for lease extension work? How familiar is the firm with lease extension legislation?

Biddenham Leasehold Conveyancing - Sample of Questions you should ask Prior to buying

    Does the lease contain onerous restrictions? Does this lease have in excess of 82 years remaining? Where a Biddenham lease has fewer than 80 years it will have adverse implications on the marketability of the apartment. Check with your mortgage company that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth finding out how much this will be. For most Biddenhamlease extensions you will need to own the residence for a couple of years in order to be eligible to extend the lease.

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