Find a Lender-Approved Local Conveyancer in Boston

Ready to buy a new home? Find a law firm approved by your lender.

You can try and find the cheapest conveyancing solicitors in Boston but be careful as you may get what you pay for.

Top 5 reasons to let us assist you select a high street conveyancing solicitor in Boston

  • 1 Retaining the services of a local Solicitor on the whole means that you will receive a more bespoke service. When using a an online conveyancing factory, your transaction is handled by a team of people who who progress matters by determining whether the ‘computers says no’.
  • 2 Personal touch and a wealth of expertise are key benefits that you should value when selecting conveyancing solicitors. Boston property deals can be made a lot more stressful because of poor communication between all the parties. The lawyers we work with endeavour to make sure that the lines of communication are open and act on arising issues and developments instantly.
  • 3 Peace of mind comes when you select the very best, most recommended conveyancing solicitors. Boston has a number to pick from, but for a truly dependable and reliable service many local people have been use the recommendation of this site.
  • 4 Low cost packages from online conveyancers might seem attractive. However, these organisations are often located many kilometers away with limited appreciation of the factors that impact property transactions in Boston
  • 5 Boston conveyancer are the linchpin to a successful Boston home move, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your conveyancing

Examples of recent conveyancing in Boston since October 2020*

Recently asked questions about conveyancing in Boston

What is the most effective way to search for the right lawyer who can provide a first class service for my conveyancing in Boston?

First ask connections who they experienced using in the past and if they were happy with the service.

Second, search the web for conveyancing in Boston. Phone two or three from the list and request that they forward you their conveyancing estimate and speak to the lawyer who will handle the legal process beforecommitting.

Option 3 is to use this site to help you find the right lawyers taking into account your personal expectations including location,timings, complexity and who the proposed lender is. Do not be fooled by £99 conveyancing in Boston

I own a freehold house in Boston yet charged rent, why is this and what is this?

It is rare for properties in Boston and has limited impact for conveyancing in Boston but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

I am about to put a bid on a leasehold property in Boston. The selling agents assure me that it is normal for flats in Boston to have less than 75 years left on the lease. I am getting a mortgage with The Mortgage Works. Will the property be mortgageable given that the lease has Seventy One years remaining.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 14/1/2021 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Starting Ground Rent greater than 0.1% of the property value
- Ground Rent review period less than or equal to 5 years
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Ground Rent is linked to any indices greater than RPI
- Ground Rent is linked to the value of the building*
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- Starting Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than 5 years
- Ground Rent escalation less than or equal to RPI

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one round the corner in Boston I like with a park and transport links nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Boston for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a home loan the shortness of the lease will likely be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.

My step-father has suggested that I use his conveyancers in Boston. Do I take his advice?

No doubt the best way to select a conveyancing solicitor is to get referrals from friends or relatives who have actually experience in using the firm you're considering.

Me and my partner are purchasing a three bedroom first floor flatin Boston with a mortgage from a mortgage company. We have a solicitor in Boston but our bank inform us now that she’s not listed on their "panel". We have to appoint from the our mortgage company panel solicitors or keep our Boston solicitor and incur the extra legals for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The mortgage company mortgage offered to you is subject to conditions, one of which will be that solicitors will on the bank's conveyancing panel. Until recently, most banks had open panels, including almost all conveyancing solicitors in Boston : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your lender.

Last updated

Commercial Conveyancing solicitors in Boston regulated by the SRA

The list below is a non-comprehensive list of solicitors in Boston with expertise in commercial conveyancing in Boston. This could include advice on buying and selling small and large scale commercial property and agricultural land
  • Morley Brown & Co, 2 Main Ridge West, Boston, Lincolnshire, PE21 6QH
  • Ringrose Law, Endeavour House, 3 Gilbert Drive, Wyberton Fen, Boston, Lincolnshire, PE21 7TR

Home buying conveyancing in Boston normally includes the following:

  • Obtaining instructions from the appropriate parties
  • Investigating the title to the property
  • Conducting Boston property searches with respect to the title
  • Assessing draft sale agreement and other papers supplied by the vendor’s lawyer
  • Raising questions with the seller’s lawyer
  • Agreeing the wording of the sale contract
  • Going through replies supplied by the vendor to pre-contract enquiries
  • Agreeing the wording for a Transfer document
  • Advising the buyer in respect of the loan offer: (if relevant)
  • Drawing up and sending the purchaser a report on title (that is; a breakdown of all findings on the property)
  • Proceeding to exchange of contracts and then completion of the purchase
  • Completing and submitting to HMRC the correct SDLT forms and payment
  • Dealing with the registration procedures for the transfer of ownership and the home loan (where relevant) at the Land Registry.

Boston commercial property solicitors provide expert offering advice on a number of issues across all aspects of commercial property law

    Acquisitions and disposals of property portfolios at commercial auctions Property finance transactions, including sale and leaseback Formation of commercial management companies Drafting and approving option agreements Hotels, public houses and restaurants

Neighboring Locations

Coningsby
Boston

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.