I am buying a property in Lincolnshire. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
Given that you are obtaining a mortgage with Kent Reliance your lawyer must follow the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to Kent Reliance where a lease fails to comply with these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Lincolnshire.
I'm at the point of viewing houses in Lincolnshire and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Principality.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are seeking a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with UBS. I assume I don't need a Lincolnshire property lawyer on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
My colleague advised me that if I am buying in Lincolnshire I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Lincolnshire conveyancing searches. It is a large document of about 40 pages, listing and setting out significant 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 type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Lincolnshire.
I am buying 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.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Lincolnshire
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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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I am downsizing from my house. My previous conveyancers closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Lincolnshire if that makes a difference.
You should use our search tool to help you find a solicitor for your conveyancing in Lincolnshire. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
My husband and I are one month into a leasehold purchase having been recommend to conveyancers by the estate agent to handle our conveyancing in Lincolnshire. I am am extremely dissatisfied with the level of service. Could you you assist me in finding new solicitors?
A conveyancer would need to be really bad to suggest diss instructing them. Has the loan offer been generated? If so you will need to inform them of the replacement lawyer and ensure the offer are issued to the new lawyers. Your new conveyancer needs to be on the mortgage company panel to avoid supplemental expenses and frustration. That should be your starting point. The find a solicitor tool should assist you in finding a bank approved lawyer for your home move in Lincolnshire
I am tempted by the attractive purchase price for a couple of maisonettes in Lincolnshire both have approximately fifty years remaining on the leases. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold flat in Lincolnshire is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the property. For most buyers and lenders, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Lincolnshire conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I purchased a 1 bedroom flat in Lincolnshire, conveyancing having been completed in 2012. Can you work out an approximate cost of a lease extension? Corresponding properties in Lincolnshire with a long lease are worth £201,000. The ground rent is £45 per annum. The lease expires on 21st October 2091
You have 65 years left to run we estimate the price of your lease extension to be between £13,300 and £15,400 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.