It is 10 years ago since I bought my property in Lincolnshire. Conveyancing solicitors have recently been instructed on the sale but I can't track down the title documents. Is this a major issue?
You need not be too concerned. First the deeds may be retained by your mortgage company or they may stored with the lawyers who handled the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Lincolnshire relates to registered property but in the unlikely event that your home is unregistered it is more problematic but is not insurmountable.
My flat in Lincolnshire is up for sale and I have a buyer. Will my conveyancing practitioner need to be required to be on the TSB conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
What will a local search reveal concerning the house we're purchasing in Lincolnshire?
Lincolnshire conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations such as PSG The local search is essential in every Lincolnshire conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I am buying my first flat in Lincolnshire with a mortgage from Nationwide Building Society. The developers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my solicitor about this extras as it will affect my loan with the lender. 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.
Is it simple use the search app to locate a conveyancing lawyer in Lincolnshire on the authorised to act for my lender?
Step one is to pick a lender such as Nationwide Building Society, Norwich and Peterborough Building Society or Barclays Direct then specify your preferred area a common one being Lincolnshire. Conveyancing organisations in Lincolnshire and across England and Wales will then be identified.