It is 10 years ago since I acquired my home in Spilsby. Conveyancing lawyers have just been instructed on the sale but I am unable to find the deeds. Is this a problem?

You need not be too concerned. Firstly there is a chance that the deeds will be kept by your lender or they could be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Spilsby relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.

My colleague suggested that if I am purchasing in Spilsby I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes included in the estimate for your Spilsby conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Spilsby around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Spilsby Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Spilsby.

I have recentlybeen informed that Stirling Law have closed. They carried out my conveyancing in Spilsby for a purchase of a leasehold flat 12 months ago. How can I check that the property is registered correctly in the name of the former proprietor?

The quickest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Spilsby conveyancing specialists.

I'm purchasing my first flat in Spilsby with a loan from . The developers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not reveal to my conveyancer about the side-deal as it would impact my mortgage with the bank. Is this normal?.

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.

I purchased a property in Spilsby last and to date it is still not registered with HM Land Registry. It is part of a new estate and my told me that it may take 12 months to complete the registration formalities. I have called HM Land Registry directly and they say that the initial application was cancelled due to questions not being addressed in time. What can I do?

It is your that you should get in touch with in order to satisfy any issues which have arisen as part of the registration formalities for your Spilsby property. Normal Spilsby conveyancing practice includes an undertaking on the part of the previous owner’s that they will assist in resolving any requirements raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.