It has come to my attention via my broker that my Lincoln the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to check?

Your first step should be to call your Lincoln conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they may recommend you to a Lincoln conveyancing practice that is on the conveyancing panel for your bank.

I need some fast conveyancing in Lincoln as I have a deadline to sign on the dotted line inside one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are not obtaining a mortgage you are at liberty not to have searches carried out although no law firm would advise that you don't. With lots of history conveyancing in Lincoln the following are instances of what can arise and adversely affect market value: Enforcement Actions, Overdue Fees, Outstanding Grants, Railway Schemes,...

2 months have gone by since my purchase conveyancing in Lincoln took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Lincoln is the location of the property. Can you shed any light on this issue?

Flying freeholds in Lincoln are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lincoln you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lincoln 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 premises.

In relation to leasehold conveyancing in Lincoln what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Lincoln. Most leases are drafted differently and drafting errors can sometimes mean that certain clauses are erroneous. The following missing provisions could result in a defective lease:

A duty to insure the building

You may encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, The Mortgage Works, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to pull out.

I inherited a 2 bed flat in Lincoln, conveyancing was carried out April 2012. How much will my lease extension cost? Comparable properties in Lincoln with a long lease are worth £197,000. The ground rent is £55 per annum. The lease finishes on 21st October 2079

You have 55 years remaining on your lease the likely cost is going to range between £31,400 and £36,200 plus 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 this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.