The sellers of the property we are looking to purchase are using a conveyancing solicitor in Thornton Cleveleys who has suggested a exclusivity agreement with a payment 10k. Is it wise to enter into such agreements?
This form of contract is unusual in Thornton Cleveleys, conveyancers will often try and steer clients away from them as they detract from the main conveyancing focus and if you end up losing your deposit then the lawyer is left exposed. Secondly, there is no assurance that just because the owner has executed an exclusivity contract they will sell to you. They may breach the agreement if they are offered sufficient incentive to do so because an aggrieved purchaser with the benefit of a lockout agreement will still have to establish consequential losses from the breach and this may not compare to the extra amount that your vendor may gain by reneging on the agreement, however morally unworthy that may be.
I know that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when acquiring a residence in Thornton Cleveleys? or Apparently there is a law dating back centuries that means some homeowners residing in a parish church boundary will be compelled to contribute towards repairs to the chancel within the church. Is this appropriate for conveyancing in Thornton Cleveleys?
Unless a prior acquisition of the house completed after 12 October 2013 you may expect lawyers handling conveyancing in Thornton Cleveleys to continue to advocate a chancel search and or insurance against a claim.
How does conveyancing in Thornton Cleveleys differ for new build properties?
Most buyers of new build property in Thornton Cleveleys come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is constructed. This is because house builders in Thornton Cleveleys usually acquire the site, 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 conveyancing solicitors 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 Thornton Cleveleys or who has acted in the same development.
As co-executor for the estate of my grandfather I am selling a residence in Newport but reside in Thornton Cleveleys. My conveyancer (approximately 200 miles from mehas requested that I sign a stat dec ahead of completion. Can you recommend a conveyancing practitioner in Thornton Cleveleys to witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Thornton Cleveleys based
I am attracted to a two maisonettes in Thornton Cleveleys which have about fifty years unexpired on the leases. Will this present a problem?
There are no two ways about it. A leasehold apartment in Thornton Cleveleys is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it adversely affects the value of the premises. The majority of purchasers and mortgage companies, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Thornton Cleveleys conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Leasehold Conveyancing in Thornton Cleveleys - A selection of Questions you should consider Prior to buying
Please note if it is no more than 80 years it will affect the value of the flat. Check with your bank that they are content with remaining years on the lease. A short lease means that you will probably need a lease extension sooner rather than later and it is worth discovering how much this will be. For most Thornton Cleveleyslease extensions you will be be obliged to have owned the residence for two years in order to be eligible to extend the lease. What restrictions are there in the Thornton Cleveleys Lease?
I have noted on numerous online forums that when choosing a conveyancing firm they need approved by your bank. It happens to be my first house move but I have an AIP with Santander and I already have a local conveyancing solicitor in Thornton Cleveleys on standby. Can Santander need an approved lawyer to be selected? If so, where can I find that list for my conveyancing in Thornton Cleveleys?
You should choose a solicitor that is on the Santander panel. Just call your chosen Thornton Cleveleys conveyancing lawyer and ask if they are on the Santander panel. If they are not approved you have a couple of options available to you here:
- Carry on with your existing Thornton Cleveleys conveyancer but Santander will no doubt appoint a property lawyer from their approved list. This will result in additional cost together with probable delay.
- Choose a fresh conveyancing practitioner to conduct the conveyancing, making sure they are on the Santander conveyancing panel.
- Convince your conveyancing practitioner to do everything within their powers to join the Santander panel of solicitors.