My IFA says he needs my Caister On Sea law firm’s panel member for the HSBC conveyancing panel. What is the best way to obtain this. I have e-mailed my local Caister On Sea branch but they have not got back to me yet.

You are best placed to get this information from your Caister On Sea conveyancing practitioner . They keep a central record lender panel numbers.

When can the exchange of contracts happen for domestic conveyancing in Caister On Sea and do I need to be at the conveyancers office?

If you are round the corner to our conveyancing solicitors in Caister On Sea you are welcome to attend to sign the paperwork. However, the lender approved solicitors we work with supply countrywide coverage for conveyancing and provide just as detailed and professional a job for you when communicating with you electronically. The executing of the contract is not when everything is set in stone. A signed contract simply enables the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Caister On Sea)to be in the office available at the end of the phone to exchange contracts.

I am thinking of remortgaging my house in Caister On Sea, does my lawyer need to be on the Lloyds Conveyancing panel?

There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

In my capacity as executor for the will of my uncle I am selling a residence in Neath but reside in Caister On Sea. My solicitor (based 300 miles from merequires that I sign a stat dec before the transaction finalising. Can you recommend a conveyancing lawyer in Caister On Sea who can witness and place their company stamp on the document?

Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Caister On Sea based

I have recently realised that I have Seventy years left on my flat in Caister On Sea. I am keen to get lease extension but my landlord is missing. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you have done all that could be expected to track down the lessor. On the whole an enquiry agent would be useful to try and locate and prepare an expert document which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a solicitor both on devolving into the landlord’s absence and the application to the County Court overseeing Caister On Sea.

I acquired a garden flat in Caister On Sea, conveyancing having been completed March 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Caister On Sea with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2090

With just 66 years left to run we estimate the price of your lease extension to range between £11,400 and £13,200 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.