We have rather pushy vendors who has recommended a exclusivity agreement with a payment 10k. Are such agreements sensible?
There are two main downsides with signing a lock out contract (occasionally referred to as a no-shop agreement) is that it takes away the focus from making progress with the conveyancing transaction itself, so unless it requires minimal or no negotiation then it could transpire to be a cause of frustration and delay. It is not particularly popular amongst Maryland conveyancing lawyers for this reason. A further negative is the extent of the remedies available - a jilted purchaser should not expect to obtain an injunctive ruling by a court to bar the seller disposing of the property to a third party, so the only remedy available under the agreement will be the recovery of wasted costs and, in rare circumstances, the additional payment of penalties.
Why do I have to pay up front for my conveyancing in Maryland?
If you are buying a property in Maryland your lawyer will request that you place them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the sale price then this should be required shortly prior to exchange of contracts. Any further balance that is needed should be sent to your lawyer a few days ahead of the day of completion.
My brother-in-law has suggested I instruct a conveyancing solicitor in Maryland. I need to find out if they are accepted on the Britannia conveyancing panel. Can you help?
The first thing you should do is call your solicitor and enquire whether they can act for the lender. Alternatively you should call Britannia who may be able to confirm.
I am planning on selling our house in Maryland and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Maryland lawyer would know this is not the case. For the life of me I don't know why the buyers are using a national conveyancing outfit rather than a conveyancing solicitor in Maryland. Having lived in Maryland for many years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of 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 life insurance to cover that same sickness)
I have been on the look out for a ground for flat up to £245,000 and found one round the corner in Maryland I like with open areas and railway links nearby, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Maryland suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage that many years may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
I'm converting the mortgage on my current home to a BTL loan with Skipton Building Society and intend to use the remaining equity towards further house. The neighborhood we are talking about is Maryland. Will your solicitors be able to act for both sets of lenders and link together the two deals?
Do use our search tool on this page to ensure that the lawyers are on the relevant lender panels. On the basis that they are your conveyancer will be able to tie up the two conveyancing matters but you should talk with you solicitor and specify your desired outcome and needs.