I am not in a position to travel far from Lincolnshire. Is there a reason why all Lincolnshire aren't included on all lender panels?

As inequitable as it may appear for mortgage companies to restrict who can act for them, from the public’s or solicitor’s viewpoint, the the contrary view is that mortgage companies are becoming ever more anxious and consider it imperative to protect them from illegal activities. As a result of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a manageable size.

My partner and I are refinancing our flat in Lincolnshire with . We have a son approaching twenty who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this form unique to the conveyancing panel as he never had to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to . This is solely used to protect if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Lincolnshire is where the house is located. Is there any advice you can impart?

Flying freeholds in Lincolnshire are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lincolnshire you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lincolnshire may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

As co-executor for the will of my uncle I am selling a residence in Neath but live in Lincolnshire. My lawyer (who is 235 kilometers from meneeds me to execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Lincolnshire who can attest this legal document for me?

strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are located in Lincolnshire

Having checked my lease I have discovered that there are only 68 years unexpired on my lease in Lincolnshire. I need to extend my lease but my freeholder is missing. What options are available to me?

If 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 mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the lessor. In some cases an enquiry agent may be helpful to conduct investigations and prepare an expert document which can be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Lincolnshire.

I purchased a 1 bedroom flat in Lincolnshire, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Lincolnshire with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 50

You have 50 years left to run the likely cost is going to be between £36,100 and £41,800 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.