Are the Lincolnshire conveyancing solicitors identified as being on the Co-operative conveyancing panel, together with their details provided by Co-operative?
Lincolnshire conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
I am buying a end of terrace house in Lincolnshire. The intention is to an extension at the rear at the property.Will the conveyancing process include enquiries to ascertain if these alterations are allowed?
Your solicitor will review the registered title as conveyancing in Lincolnshire will occasionally reveal restrictions in the title documents which restrict certain alterations or necessitated the consent of a 3rd party. Certain extensions need local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
I am the sole recipient of my late grandmother’s will and I have everything in my name alone, including the house in Lincolnshire. The Lincolnshire property was put into my name in July. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership will be considered the same way as though I had purchased the property in July. Will no one buy the property for half a year?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view lenders take of it, depend on the lender as this provision is principally there to identify the purchase and immediately sell or the flipping of properties.
I currently have a mortgage with Barclays for my property in Lincolnshire. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Barclays must be informed of your intention before renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.
I am looking for a flat up to £305k and found one round the corner in Lincolnshire I like with a park and railway links in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in Lincolnshire suitable, so just wondered if I would be making a grave error buying a short lease?
Should you require a mortgage the shortness of the lease will likely be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
We're novice buyers - had an offer accepted, yet the estate agent told us that the owners will only issue a contract if we use the agent's preferred conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Lincolnshire
We suspect that the seller is not behind this requirement. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your preferred Lincolnshire conveyancing firm - not the ones that will earn the estate agent a introducer fee or hit his conveyancing thresholds demanded by corporate headquarters.
Harry (my fiance) and I may need to let out our Lincolnshire ground floor flat for a while due to a new job. We instructed a Lincolnshire conveyancing firm in 2001 but they have closed and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A small minority of properties in Lincolnshire do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Lincolnshire Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing
Does the lease include onerous restrictions? Is there a share of the freehold? Many Lincolnshire leasehold apartments will be liable to pay a service bill for the upkeep of the building set by the freeholder. If you acquire the flat you will have to meet this charge, normally periodically accross the year. This can vary from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a rentcharge to be met annual, ordinarily this is not a significant amount, say approximately £25-£75 but you should to enquire as on occasion it could be prohibitively expensive.