My mortgage broker has requested my Spilsby lawyer’ panel reference for the Nat West conveyancing panel. How do I find this out. I have contacted my local Spilsby office but they don't know it.

The sensible thing to do is ask for this information from your Spilsby conveyancing practitioner . Most Spilsby law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

How do I investigate if the solicitor conducting my conveyancing in Spilsby is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Platform Home Loans Ltd thus paying £187.00 plus VAT in additional conveyancing fees.

Please do take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the lender and type ‘Spilsby’ or your preferred area and you will see a number of lawyer located in Spilsby or by proximity to you.

My partner and I are close to exchanging contracts on the sale of our home in Spilsby and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing practice rather than a conveyancing solicitor in Spilsby. We have lived in Spilsby for 4 years we know of no issue. Do we contact our local Authority to obtain clarification need.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

How does conveyancing in Spilsby differ for new build properties?

Most buyers of new build or newly converted property in Spilsby approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Spilsby tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Spilsby or who has acted in the same development.

All being well we will complete our sale of a £275,000 apartment in Spilsby on Friday in a week. The management company has quoted £408 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Spilsby?

Spilsby conveyancing on leasehold apartments normally necessitates fees being raised by management companies :

Completing pre-contract enquiries Where consent is required before sale in Spilsby Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Spilsby leasehold premises is £350. For Spilsby conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

I invested in buying a studio flat in Spilsby, conveyancing having been completed 3 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Spilsby with an extended lease are worth £176,000. The ground rent is £50 yearly. The lease expires on 21st October 2076

With just 50 years remaining on your lease we estimate the price of your lease extension to range between £31,400 and £36,200 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 the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.