The vendors of the house we are purchasing are using a conveyancing practitioner in Putney Vale who has suggested a preliminary contract with a down payment of 5k. Is it wise to enter into such agreements?
This kind of preliminary agreement is not the norm in Putney Vale, conveyancers will often sway clients away from them as they detract from the main conveyancing focus and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no assurance that just because the seller has executed a lock out contract they will complete the sale with you. They may be tempted to break the contract if they are offered a large enough incentive to do so because a wronged claimant with the benefit of a exclusivity agreement will still be duty bound to show losses as a consequence of the breach and these may not equalise the extra amount that your vendor may gain by reneging on the agreement, no matter how morally reprehensible that may be.
My wife and I have recently appointed a conveyancing solicitor in Putney Vale. I need to find out if they are accepted on the TSB conveyancing panel. Could you help?
The first thing to do is call your solicitor and ask them whether they can act for the bank. Otherwise you can get in touch with TSB who may be able to help.
The deeds to my house can not be found. The conveyancers who handled the conveyancing in Putney Vale 4 years ago no longer exist. What do I do?
You no longer need to hold title deeds to evidence that you own the land or property, as the Land Registry have everything they need in a digital format.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Putney Vale. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Putney Vale
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Is it simple use the search tool to get a quote from a conveyancing practitioner in Putney Vale on the panel for my lender?
Step one is to pick a mortgage company such as Lloyds TSB Bank, Coventry Building Society or Barclays Direct then type in your preferred area such as Putney Vale. Conveyancing organisations in Putney Vale and across England and Wales should be shown.
I've recently bought a leasehold property in Putney Vale. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Putney Vale. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We are happy to put you in touch with a Putney Vale conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Putney Vale premises is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case was in relation to 7 flats. The unexpired term was 75.88 years.