My IFA says he needs my Blackfen law firm’s panel member for the Lloyds conveyancing panel. Can you suggest how I discover this. I have e-mailed my local Blackfen branch but they have not responded to me.

Have you tried calling your Blackfen conveyancer about this?. Most Blackfen conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

I purchased a renovated Georgian property in Blackfen. Conveyancing solicitor represented me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register as there may be 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 Blackfen and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who carried out the work.

I decided to have a survey carried out on a property in Blackfen prior to appointing conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies tend refuse to issue a loan on a flying freehold premises.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Blackfen. Conveyancing may be slightly more expensive based on your lender's requirements.

I am a sole trader wishing to lease a unit on the high street. Can you recommend lawyers offering no-sale-no fees for commercial conveyancing in Blackfen for below 1500k?

We can recommend firms who have specialist knowledge of commercial conveyancing in Blackfen, including the sale and purchase of businesses as well as simply premises. Whether you are hoping to purchase or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right firm. Regarding the fees these will vary based on the structure and terms of the proposed transaction. Please provide us with your details or call us so that we may supply you with a detailed commercial conveyancing calculation.

Back In 2006, I bought a leasehold house in Blackfen. Conveyancing and Bank of Ireland mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Blackfen who previously acted has long since retired. Any advice?

First make enquiries of HMLR to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Blackfen conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I am the registered owner of a second floor flat in Blackfen. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?

Most definitely. We can put you in touch with a Blackfen conveyancing firm who can help.

An example of a Lease Extension decision for a Blackfen premises is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.