Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Lincolnshire so that I can pop in to their offices if required.

Nowadays approved lawyers for mortgage companies carry out the vast majority of communications via Royal Mail, e-mail or over the phone. This enables them to carry out the conveyancing transaction no matter where you live in England or Wales. Nevertheless you should check if you can still book an appointment to visit conveyancing lawyer if needed.

Will our solicitor be raising enquiries about flooding as part of the conveyancing in Lincolnshire.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Lincolnshire. There are those who buy a house in Lincolnshire, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, however there are a numerous checks that may be carried out by the buyer or by their solicitors which should figure out the risks in Lincolnshire. The conventional set of property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to discover if the premises has suffered from flooding. If the property has been flooded in past and is not notified by the owner, then a purchaser may issue a claim for damages resulting from an misleading response. A buyer’s conveyancers should also carry out an environmental report. This will disclose whether there is a recorded flood risk. If so, additional investigations should be conducted.

Have purchased a a terraced house in Lincolnshire , how long should it take for the Land Registry to deal with the formalities evidencing my proprietorship? My Lincolnshire conveyancing solicitor has been painfully slow, so I want to check the registration is concluded.

There is nothing unique when it comes to conveyancing in Lincolnshire registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether it is in order and whether the Land registry need to notify any third parties. At present in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs once the new owner is living at the property therefore 'speed' is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.

I was pointed in your direction by a few estate agents in Lincolnshire to find a solicitor on your site. Is there a financial advantage for Estate Agents to promote your services rather than alternative conveyancing organisations?

We don’t make any commission for directing people our way. We found it would be just too difficult to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

Do you have any advice for leasehold conveyancing in Lincolnshire from the point of view of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Lincolnshire can be bypassed if you appoint lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation needed by the purchasers’ lawyers.
If you have had conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic as opposed to unsettled. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share certificate. Arranging a re-issued share certificate can be a time consuming formality and slows down many a Lincolnshire home move. Where a new share certificate is necessary, you should approach the company director and secretary or managing agents (where applicable) for this as soon as possible. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Lincolnshire leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. Should you dont have the approvals to hand you should not contact the landlord without checking with your lawyer in advance.

I own a 2 bed flat in Lincolnshire, conveyancing having been completed in 2003. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Lincolnshire with an extended lease are worth £176,000. The ground rent is £50 per annum. The lease runs out on 21st October 2104

With only 80 years remaining on your lease we estimate the premium for your lease extension to span between £7,600 and £8,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.