I am helping my mother sell her property in Lincolnshire. Does the solicitor arrange the energy assessment or do I organise this?
Following the demise of Home Packs, EPC’s was retained a compulsory part of selling a house. An energy performance certificate needs to be to hand before the property is advertised. This is not something that solicitors ordinarily arrange. Where you are using a Lincolnshire conveyancing solicitor they might be able to arrange energy performance certificates due to their contacts with reputable local providers
We have a mortgage agreed in principle with UBS. Lincolnshire conveyancing lawyers were chosen. How long does it take for UBS to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have UBS completed the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The formalities of my remortgage has taken place for my property in Lincolnshire. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial estate in Lincolnshire?
Its becoming the norm that commercial conveyancing solicitors in Lincolnshire will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Lincolnshire. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lincolnshire.
For every commercial conveyancing transaction in Lincolnshire it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Lincolnshire commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Lincolnshire.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Lincolnshire is where the house is located. Can you offer any assistance?
Flying freeholds in Lincolnshire are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lincolnshire you would need to get your solicitor to go 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 decide 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 residence.
I have been advised by three or four local property agents in Lincolnshire to get a quote from a property lawyer on your site. Is there a financial inducement for Estate Agents to offer your services over and above another?
We refuse to give any commission for pointing buyers and sellers in our direction. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
How easy is it to change a solicitor as I need to find a Lincolnshire based conveyancer who is on the bank conveyancing panel. Is it practical to instruct different lawyers?
If you haven't yet appointed a conveyancer to do anything for you and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Lincolnshire that you're considering.