It may have been a long time coming a mortgage agreement from Nationwide for the remortgage of my single bedroom flat is due any day now. Are you able to propose a low cost conveyancing law firm in Lincolnshire?
You are on the wrong site if you are seeking the lowest fares for conveyancing in Lincolnshire. Our goal is to offer excellent value conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint organisations offering the bait of £100 conveyancing in Lincolnshire. In your best case scenario, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst you will end up being stung for additional fees and still not receive the service expected.
It is is a decade since I acquired my home in Lincolnshire. Conveyancing lawyers have recently been appointed on the sale but I can't track down the title deeds. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be kept by your lender or they may stored with the solicitor who acted in the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Lincolnshire relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
A relative advised me that where I am buying in Lincolnshire I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Lincolnshire conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Lincolnshire around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Lincolnshire Education with maps and statistics, Local Amenities and other useful information regarding Lincolnshire.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Lincolnshire. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Lincolnshire
-
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan.
I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Lincolnshire I like with amenity areas and transport links nearby, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Lincolnshire in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage the shortness of the lease will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
Having checked my lease I have discovered that there are only Fifty years left on my lease in Lincolnshire. I am keen to get lease extension but my freeholder is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have made all reasonable attempts to track down the lessor. On the whole an enquiry agent may be helpful to conduct investigations and to produce a report to be used as evidence that the landlord can not be located. It is wise to seek advice from a conveyancer both on devolving into the landlord’s disappearance and the application to the County Court covering Lincolnshire.
I acquired a 1st floor flat in Lincolnshire, conveyancing having been completed in 1995. How much will my lease extension cost? Equivalent properties in Lincolnshire with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease finishes on 21st October 2091
With 66 years left to run we estimate the premium for your lease extension to be between £12,400 and £14,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.