The owners have very assertive vendors who has suggested a lock out contract with a non-refundable deposit 10k. Are such agreements sensible?
This form of preliminary agreement isn't common in Netherne, conveyancers are not keen on them as they detract from focusing on the primary objective, namely conveyancing and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Secondly, there is no certainty that just because the seller has executed a lock out agreement they will sell to you. They may be in contravention of the contract if they are offered sufficient incentive to do so because an aggrieved buyer with the benefit of a lockout agreement will still have to show losses as a consequence of the breach and this may not equalise the extra amount that your seller may obtain by reneging on the contract, however morally condemnable it undoubtedly is.
In what way does my ID and proof of funds have anything to do with my conveyancing in Netherne? Is this really warranted?
It is indeed that case that the requirement set out by your solicitor has nothing to do with conveyancing in Netherne. However these days you will not be able to proceed with any conveyancing transaction in the absence submitting evidence of your identity. This usually takes the form of a either your passport or driving licence and a bank statement. Remember if you are supplying your driving licence as proof of ID it needs to be both the paper part as well as the photo card part, one is not satisfactory without the other.
Verification of the source of funds is necessary in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancer will need to have this information on record. Your Netherne conveyancing practitioner will require evidence of proof of funds prior to accepting any monies from you into their client account and they should also ask further queries concerning the origin of funds.
Can I be sure that the Netherne conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Netherne getting 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 solicitor handling your transaction.
My fiancee and I are in the process of looking at houses in Netherne and I am now considering a potential offer. Should I already have a lawyer appointed at this stage? I am planning to take a mortgage with Yorkshire BS.
It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are getting a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
After weeks of negotiation I have agreed a price on a house in Netherne. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I require fast conveyancing in Netherne as I am under a deadline to sign on the dotted line within one month. Luckily I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you have the choice not to do searches although no lawyer would recommend that you don't. With lots of history conveyancing in Netherne the following are instances of what can crop up and adversely impact future mortgageability: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
Over the last few months I have been searching for a ground for flat up to £195,000 and found one round the corner in Netherne I like with amenity areas and station nearby, however it's only got 61 years on the lease. I can't really find anything else in Netherne for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a home loan the shortness of the lease may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can 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 with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
I am an executor of my recently deceased parent's Will, with a house in Netherne which will be sold. The bungalow is unregistered at HMLR and I'm advised that some estate agents will insist that it is completed before they'll proceed. What's the mechanism for this?
In the circumstances that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.