I have just been advised by my estate agent that my Lincolnshire the law firm I have appointed is not on the bank Conveyancing panel. How can I be certain whether this is indeed the case?
You need to contact your Lincolnshire conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may recommend you to a Lincolnshire conveyancing practice that is on the conveyancing panel for your lender.
Is it necessary to take out insurance to cover chancel repairs when acquiring a property in Lincolnshire?
Unless a previous purchase of the property completed post 12 October 2013 you can assume that conveyancing practitioners conducting conveyancing in Lincolnshire to remain recommending a chancel search and or insurance against a claim.
I'm buying my first flat in Lincolnshire with the aid of help to buy. The builders refused to move on the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not to tell my solicitor about the deal as it would adversely affect my mortgage with the bank. Should I keep quiet?.
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.
I am a sole trader hoping to take an assignment of a lease of an office on the high street. Can you recommend conveyancers offering no-move-no fees for commercial conveyancing in Lincolnshire for under £1,200?
We can recommend firms who host a wealth of experience of commercial conveyancing in Lincolnshire, including the disposal and purchase of businesses as well as simply premises. If you are intending to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will find you the right lawyer. As for the costs this will depend on the structure and complexity of the deal. Let us have your contact information or phone so as to enable us to supply you with a detailed commercial conveyancing quote.
What makes a Lincolnshire lease defective?
Leasehold conveyancing in Lincolnshire is not unique. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain clauses are erroneous. The following missing provisions could result in a defective lease:
Service charge per centages that don't add up correctly leaving a shortfall
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Coventry Building Society, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.
I invested in buying a 1st floor flat in Lincolnshire, conveyancing was carried out in 2009. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Lincolnshire with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 levied per year. The lease runs out on 21st October 2079
With just 57 years left to run we estimate the premium for your lease extension to be between £28,500 and £33,000 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.