The owners have very pushy vendors who has insisted on a exclusivity contract with a payment of 5k. Are such agreements sensible?
This kind of agreement is unusual in Duxford, conveyancers are often found to direct clients away from them as they detract from the main conveyancing focus and if you end up having your deposit forfeited then the lawyer is left exposed. Furthermore, there is no assurance that just because the owner has entered into an exclusivity contract they will complete the sale with you. They may breach the agreement if they are offered sufficient offer to do so because an aggrieved party with the benefit of a lockoutcontract will still have to show losses as a consequence of the breach and this may not equalise the financial benefit that your seller may secure by breaking the agreement, however morally reprehensible it undoubtedly is.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Duxford. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?
Given you plan to refinance then Co-operative will insist on your using a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
My father pointed out to me me that in purchasing a property in Duxford there could be a number of restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Duxford which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Duxford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Duxford solicitor practices on the Kent Reliance conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Duxford solicitor on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
How does conveyancing in Duxford differ for new build properties?
Most buyers of new build premises in Duxford approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is finished. This is because developers in Duxford typically purchase the land, 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 conveyancing solicitors 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 Duxford or who has acted in the same development.
I am looking for a ground for flat up to £235,500 and identified one round the corner in Duxford I like with a park and station nearby, however it only has 49 years on the lease. There is not much else in Duxford for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
Is there anything unique about your site and other online quote calculators when it comes to conveyancing in Duxford?
At this site receive a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Duxford. Unlike many estate agents and brokerage sites we do not charge firms a commission if you appoint them for your property ownership legalities in Duxford