When it comes to lenders such as Clydesdale, do Lincoln property lawyers incur an annual charge to be on the list of approved solicitors?

We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

My wife and I are in the throws of looking at houses in Lincoln and I am about to put in an offer. Should I already have a lawyer appointed at this point? I am planning to take a mortgage with Kent Reliance.

It would be prudent to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are obtaining a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.

I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Lincoln property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

What will a local search inform me about the house my wife and I purchasing in Lincoln?

Lincoln conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search is essential in every Lincoln conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (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 headings.

I am purchasing a new build house in Lincoln with a mortgage from Aldermore. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not reveal to my conveyancer about this side-deal as it may affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

As co-executor for the will of my uncle I am selling a house in Neath but reside in Lincoln. My lawyer (who is 200 miles from merequires that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Lincoln to attest this legal document for me?

Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Lincoln based

Planning to complete next month on a studio apartment in Lincoln. Conveyancing solicitors assured me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Lincoln should include some of the following:

Your lawyers should enable you to have an understanding of the insurance requirements if lease has a provision for a sinking fund? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. The unexpired lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of the 80 year mark

I acquired a studio flat in Lincoln, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent flats in Lincoln with over 90 years remaining are worth £186,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2077

With 52 years left to run we estimate the premium for your lease extension to range between £29,500 and £34,000 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.