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Conveyancing in Lincolnshire Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 20/10/17

Transport and public service information if you’re buying or selling residential property in Lincolnshire -

By road: Lincolnshire is served by the A1, A15, A16, A17, A46, A52, and A158. By rail: The principal train stations in Lincolnshire are Cleethorpes, Grantham, Grimsby, Lincoln, Spalding and Stamford. By air: From Lincolnshire’s county city of Lincoln, Humberside Airport is 32 miles, Doncaster Sheffield Airport is 39 miles, and East Midlands Airport is 51 miles.

Hospital: St. Hugh’s, Peaks Lane, Grimsby, DN32 9RP Grantham and District, 101 Manthorpe Road, Grantham, NG31 8DG Diana, Princess of Wales, Scartho Road, Grimsby, DN33 2BA Lincoln County, Greetwell Road, Lincoln, LN2 5QY Johnson Community, Spalding Road, Pinchbeck, Spalding, PE11 3DT Stamford and Rutland, Ryhall Road, Stamford, PE9 1UA Council: Lincolnshire County Council (www.lincolnshire.gov.uk).

Attractions: Natureland Seal Sanctuary, Belvoir Castle, Lincoln Wildlife Park, Baytree Owl and Wildlife Centre, Crowland Abbey, Barnsdale Gardens Museum of Lincolnshire Life, Alford Windmill, Battle of Britain Memorial Flight Visitors Centre, Ayscoughfee Hall.

Q.

We need a fixed-rate conveyancing quote in Lincolnshire, because we are on a limited budget. How do I arrange one?

It is regrettable that several firms claim to offer supposedly cheap conveyancing quotes, but then often additional costs will be included in the terms and conditions. Such extra charges should be reasonable and clear. Homeward Legal’s quotes are not estimates, and provide a clear statement of your legal fees for a standard conveyancing transaction, so that you know how much you will need to budget for your move. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

What will be in the conveyancing searches for the purchase of a flat in Grimsby?

Q.

The searches are a standard part of the conveyancing process, but the cost can vary substantially. The types of searches that need to be ordered are subject to the requirements of your mortgage-lender. The most frequently-used searches include an environmental search and a mining search.

Q.

Can your Homeward Legal solicitor team set up to act quickly on the conveyancing of auction properties in Lincolnshire?

Yes. Homeward Legal’s conveyancing team are very experienced at carrying out the conveyancing for buyers and sellers at both local and national auctions. For the fastest completion on a property, you should appoint a proactive solicitor, like those at Homeward Legal, so that the legal documentation can be reviewed before the auction day. Then, if you are successful in your bid or sale, your fully-briefed property lawyer will be able to initiate the post-auction legal process and complete well within the standard four-week timeframe.

Q.

Will the solicitor apply for any searches on the Regency, detached home in Lincolnshire we are buying?

If you are applying for a mortgage to assist in the purchase of your house, your mortgage lender will insist that at least the following searches are carried out for property in Lincolnshire:

  • Local Authority (council)
  • Drainage Search
  • Environmental
  • and, depending on certain criteria, area-specific searches e.g. a HS2 report or more in-depth flood risk report.
Q.

I really need to complete on the conveyancing on my home inside a month. Are you really fast solicitors in Lincolnshire?

At Homeward Legal, we adopt an active method to fulfilling the conveyancing work in order to meet the home-seller’s needs. Our approach is different from other companies, as we have invested in the latest case management systems, integrated with, for example, HMRC and the local civic authorities. Importantly, too, we always assign a property lawyer prepared to efficiently communicate through the whole of the property chain. Call our team on 0800 038 6699 to get a fixed-fee quote backed up with our cast-iron ‘No Move, No Fee’ guarantee.

Q.

I’m buying a converted farmhouse in rural Lincolnshire, but need to keep costs to a minimum. Do I really need a building survey as well as all the conveyancing work?

Homeward Legal strongly recommends that purchasers appoint a chartered surveyor to look over the structure of the house. The conveyancing process will not look at the structure of a

building and any problems that might be associated with that (e.g. damp, subsidence evidence, insect infestation, etc.), which may create problems later in the transaction. The building survey will highlight all these aspects.

Q.

As a result of the serious flooding in September 2012 in the East Midlands, we are thinking that flood risk searches may not be precise enough?

When you instruct your conveyancing solicitor, they will initiate a set of standard searches. The environmental search includes the assessment of the risk of flooding at your Lincolnshire house and the area surrounding it. If the flood risk is deemed significant enough, a more in-depth search can be requested. This is inexpensive at around £20. Property purchasers sometimes speak to a future neighbour for added assurance if they are still concerned about the level of risk.

Q.

We’re keen to get sorted for our projected moving day. Should we engage a removals firm now to ensure we have someone lined up for our move from Spalding to Cleethorpes?

If you have not completed on the exchange of contracts, it would be very unwise to appoint a removals firm. Prior to exchange, the move date is liable to change and, were this to happen, the removals firm may not be available for the new date and, in the worst case, you may be subject to a cancellation or rearrangement fee that you hadn’t budgeted for.

Q.

Of major Lincolnshire mortgage lenders, who is on your panel?

A.

Of lenders with local offices around Lincolnshire, Homeward Legal work with the vast majority. Local mortgage lenders and brokers include Kings Lynn Mortgage Centre Ltd, 19 Chapel Rd, Pott Row, King's Lynn, PE32 1BS, More Financial Solutions, 8 The Green, Syston, Leicester, LE7 1HQ, and Clarion Independant, Shootersdale/Crowgarth La, Lea, Gainsborough, DN21 5DR.

Q.

How can I find if any of the conservation areas in Lincolnshire are in an unacceptable state?

A.

The account of the state of repair of conservation areas in Lincolnshire is reported by English Heritage. This data are currently available at their site- Caistor determined to be very bad with medium vulnerability and improving, Gainsborough Town determined to be very bad with high vulnerability and improving significantly, Market Rasen determined to be very bad with medium vulnerability and improving, Horncastle determined to be fair with medium vulnerability and deteriorating condition, Alford with town centre determined to be very bad with medium vulnerability and deteriorating condition, Binbrook with village centre determined to be poor with medium vulnerability and deteriorating condition, Hundleby with village core determined to be poor with medium vulnerability and deteriorating condition, North Thoresby with village core determined to be poor with medium vulnerability and deteriorating condition, Tattershall with village core determined to be poor with high vulnerability and unknown, Wainfleet with All Saints and St Marys determined to be very bad with medium vulnerability and deteriorating condition, Crowle determined to be very bad with low vulnerability and improving, Winterton determined to be poor with medium vulnerability and deteriorating condition, Long Sutton determined to be at risk with unknown vulnerability and no significant change, Dawsmere determined to be at risk with unknown vulnerability and deteriorating condition significantly.

Q.

Paragon Mortgages is going to be our lender - what will I need to check?

A.

Buyers should know that some lenders have reduced the number of firms on their approved panel, potentially creating increased conveyancing costs for buyers. We will act for many lenders to ensure that you will not need to pay your lender's legal costs.

Q.

When in the process do we need to instruct a solicitor to act on our sale?

A.

Simply, the sooner the better. Early instruction of a firm can reduce any chance of the sale or purchase falling though.

Q.

Is it important to get a chancel search? I am buying close to a parson's close in Lincolnshire.

A.

Where land in Lincolnshire was once owned by a lay-rector, new owners of that property may be obliged to fund upkeep of an old church building. A chancel search checks that such a liability exists.

Q.

Would ordering a survey be necessary when purchasing a property, irrespective of its condition?

A.

We firmly recommend that most purchasers arrange a home surveyor. There are a range of defects that affect a property, which a conveyancing solicitor will not report on, for example cracked roof tiles and poor ventilation.

Q.

The internet has abundant helpful explanatory studies about going into great depth on do it yourself conveyancing. Do I really have to use conveyancing solicitor in Lincolnshire ?

A.

In theory, there is no reason at all why a home mover should not take care of he legal process on your own. However, a solicitor takes care of a large array of functions such as chasing deeds and DS1 documents and registering the new title owner which really need experience. In any event however, firms and their solicitors are required by the Law Society to be covered by insurance to insulate you in the event of negligence.