My financial adviser requires my Lydiate solicitor’s panel reference for the Nat West conveyancing panel. How do I discover this. I have contacted my local Lydiate branch but they have not responded to me.

You are best placed to get this information from your Lydiate solicitor . They retain a central record lender panel numbers.

My husband and I changing mortgage lender for our maisonette in Lydiate with Kent Reliance. We have a son 18 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of questions (1) Is this form unique to the Kent Reliance conveyancing panel as he never had 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 Kent Reliance 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 Kent Reliance. This is solely used to protect Kent Reliance 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 Kent Reliance 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.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Lydiate?

There are two types of lawyers who can conduct conveyancing in Lydiate namely CLC regulated conveyancers or solicitors. Both professionals handle the legal services that you need to complete the sale or purchase of property. Both are obliged to perform Lydiate conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that all requisite steps should be correctly attended to.

I'm at the point of viewing houses in Lydiate and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a home loan with Lloyds.

It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are getting a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.

I have a mortgage with Coventry BS for my property in Lydiate. Conveyancing has been completed months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?

Coventry BS must be informed of your intention prior to letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel lawyer.

I appreciate that there are debates on Chancel Insurance on online forums. Do I require this when acquiring a property in Lydiate? or Apparently there is a law dating back centuries that could mean that homeowners living in a parish church boundary will be compelled to contribute towards repairs to the chancel within the church. Is this applicable for conveyancing in Lydiate?

Unless a prior purchase of the premises took place post 12 October 2013 you can assume that conveyancing practitioners carrying out conveyancing in Lydiate to continue to advocate a chancel search and or insurance against a claim.

I am on look out for some leasehold conveyancing in Lydiate. Before diving in I require certainty as to the remaining lease term.

Assuming the lease is recorded at the land registry - and almost all are in Lydiate - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a garden flat in Lydiate, conveyancing formalities finalised in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Lydiate with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2091

With only 66 years unexpired we estimate the price of your lease extension to span between £11,400 and £13,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.