The owners of the property we are purchasing have instructed a conveyancing firm in Gorseinon who has suggested a preliminary agreement with a deposit 6,000. Are such agreements sensible?
There are a couple of main downsides with signing a lock out contract (occasionally known as an exclusivity agreement) is that it diverts attention away from moving forward with the conveyancing transaction itself, so unless it requires little or no negotiation then it may transpire to be unhelpful. It is not particularly popular amongst Gorseinon conveyancing practitioners for this reason. A supplemental concern is the extent of the remedies available - an aggrieved purchaser is very unlikely to win an injunction to stop the vendor disposing of the property to another buyer, so the only remedy open via the contract will be the reimbursement of abortive costs and, in limited situations, the additional payment of penalties.
It is a dozen years since I acquired my home in Gorseinon. Conveyancing solicitors have just been instructed on the sale but I can't track down my deeds. Is this a major issue?
Don’t worry too much. First the deeds may be kept by your mortgage company or they may stored with the lawyers who handled your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Gorseinon relates to registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.
Can you clarify what the consequences are if my solicitor is removed from the Santander Conveyancing panel ahead of completing my conveyancing in Gorseinon?
First, this is a very rare occurrence. 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 are buying a property and the lawyer has referenced Chancel Repair to which the house may be obligated to pay given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Gorseinon
Unless a previous acquisition of the property completed post 12 October 2013 you can expect conveyancing practitioners delivering conveyancing in Gorseinon to remain recommending a chancel search and or insurance against a claim.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who handled the conveyancing in Gorseinon 4 years ago have long since closed. Will I be able to sell the house?
Nowadays there are copies made of almost everything, and your solicitor will be aware exactly where to find all the appropriate paperwork so you may buy or dispose of your property without any difficulty. Where duplicates are not available, your lawyer can put in place insurance or indemnities against future claims on the premises.
Should I use a Gorseinon conveyancing solicitor in close proximity to the house I am purchasing? We have a good friend who can handle the conveyancing however her office is 300miles away.
The primary upside of using a local Gorseinon conveyancing practice is that you can pop in to execute documents, deliver your ID and pester them if necessary. Having local Gorseinon know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were happy that must surpass using an unknown Gorseinon conveyancing solicitor solely due to them being Gorseinon based.