The owners have very assertive vendors who has insisted on a lock out agreement with a non-refundable deposit 6,000. Are such agreements sensible?
There are a couple of main downsides with executing a lock out contract (occasionally known as a shut-out contract) is that it can distract from moving forward with the conveyancing process, so in the absence of it needing limited or no negotiation then it could transpire to be unhelpful. It is not strongly advocated amongst Dartmouth Park conveyancing solicitors for this reason. A supplemental issue is the extent of the remedies available - an aggrieved buyer should not expect to obtain an injunctive ruling by a court to bar the seller completing the sale to another buyer, so the only remedy open via the agreement will be the recovery of abortive costs and, in restricted circumstances, the extra payment of damages.
What happens if my lawyer’s firm is expelled from the Lloyds Solicitor panel ahead of completing my conveyancing in Dartmouth Park?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We had chosen solicitors located in Dartmouth Park on the Nationwide solicitor panel. They are now charging me a supplemental fee for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your solicitor is entitled to levy a fee for this. The charge is not set by Nationwide but by your Dartmouth Park property lawyer. Plenty of firms on the Nationwide panel will quote an ‘acting for lender’ fee and others do not.
Can I be sure that the Dartmouth Park conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Dartmouth Park obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your transaction.
I was told two weeks ago that my mortgage has been agreed to by Lloyds. Is it usual for Lloyds to only issue the offer once my solicitor in Dartmouth Park is approved on their conveyancing panel? Lloyds have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am intent on selling our property in Dartmouth Park and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing firm as opposed to a conveyancing solicitor in Dartmouth Park. We have lived in Dartmouth Park for 4 years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You should 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 ailment)
five months have gone by since my purchase conveyancing in Dartmouth Park concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
We are soon to buying a flat in Dartmouth Park. Can our property lawyer have our transaction price a secret from sites such as Zoopla. How could this be achieved ?
HM Land Registry as a matter of law required to disclose price sold information on a register of the title for residential properties countrywide which includes premises in Dartmouth Park. The register of ownership is an open document, so the Land Registry would be breaching their statutory duty if they did not grant access to the register.
In essence you can make a request of the Land Registry to hide the amount paid entry however the answer will be a No.