I am expecting a mortgage offer from Nat West. I hope to retain the legal services of a Licensed Conveyancer in Grantham. Does the Nat West Conveyancing panel include Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Is it possible for conveyancing in Grantham to be concluded in less than a month?

Where the seller is applying pressure for your conveyancing it is highly recommended that your lawyer is familiar with the area as they will benefit local connections and know-how. It is possible that they may have handled previoushomes in the same street. Therefore consider using a Grantham conveyancing solicitor. Second, be sure that the conveyancing firm is on the member panel. It is believed that nearly one in five of Grantham conveyancing transactions are frustrated or derailed after discovering a purchaser’s lawyer was not on their banks panel. In many cases this discovery resulted in the legal transfer of property being frustrated by as much as three weeks. It is said that this issue impacts approximately one hundred thousand home sales every year. Most Grantham conveyancing practices can not represent certain mortgage companies so do check as early as possible.

The deeds to our house are lost. The solicitors who handled the conveyancing in Grantham 5 years ago no longer exist. What are my next steps?

Gone are the days when you need to hold title official documentation to prove you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.

I am buying a new build house in Grantham with a mortgage from Alliance & Leicester . The sellers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The estate agent told me not disclose to my lawyer about this deal as it will put at risk my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Frank (my husband) and I may need to rent out our Grantham 1st floor flat temporarily due to taking a sabbatical. We instructed a Grantham conveyancing practice in 2004 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?

Notwithstanding that your previous Grantham conveyancing solicitor is no longer around you can review your lease to check if you are permitted to let out the premises. The rule is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain consent from your landlord or some other party in advance of subletting. The net result is that you cannot sublet without prior permission. Such consent should not be unreasonably turned down. If your lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.

Leasehold Conveyancing in Grantham - Sample of Questions you should consider before buying

If a Grantham lease has less than eighty years it will have adverse implications on the value of the flat. It is worth checking with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will most likely need a lease extension sooner rather than later and it is worth finding out how much this will be. Remember, in most cases you would be be obliged to have been the owner of the residence for 24 months before you are eligible to extend the lease. Generally speaking the outlay for major works tend not to be included within service charges, although a few managing agents in Grantham ask leaseholders to pay into a reserve fund created for the specific purpose of establishing a fund for larger works. Are any of leasehold owners in arrears of their service charge liability?