We have very assertive vendors who has recommended a lock out agreement with a non-refundable deposit 6,000. Are such agreements sensible?
This type of preliminary agreement is unusual in Fetcham, conveyancers will often try and steer clients away from them as they detract from focusing on the main conveyancing focus and if you end up losing your deposit then the lawyer at best left with an upset client and at worst a litigious one. In addition, there is no certainty that just because the seller has signed an exclusivity agreement they will complete the sale with you. They may breach the agreement if they receive sufficient financial inducement to do so because a wronged buyer with the benefit of a lockout agreement will still be obliged show losses as a consequence of the breach and these may not compare to the financial benefit that the owner may secure by reneging on the contract, however morally unworthy it undoubtedly is.
My husband and I have arranged a further advance on our mortgage from Clydesdale as we intend to conduct alterations to our home in Fetcham. Do we need to choose a bricks and mortar Fetcham solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale do not ordinarily instruct firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale conveyancing panel.
I had a mortgage agreed in principle with UBS. Fetcham conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from UBS?
There is no definitive answer here. Have UBS done the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The formalities of my purchase has taken place for my property in Fetcham. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I have a renovated Georgian property in Fetcham. Conveyancing solicitor acted for me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Fetcham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing lawyer who completed the work.
How does conveyancing in Fetcham differ for new build properties?
Most buyers of new build premises in Fetcham contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Fetcham tend to buy 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 used to new build conveyancing in Fetcham or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Fetcham is where the house is located. Can you offer any assistance?
Flying freeholds in Fetcham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fetcham you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fetcham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
In my capacity as executor for the estate of my grandfather I am selling a house in Newport but reside in Fetcham. My solicitor (based 200 miles awayhas requested that I sign a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Fetcham who can attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Fetcham