The sellers of the house we are purchasing are using a conveyancing solicitor in Toton who has insisted on a lock out contract with a down payment 6,000. Are such arrangements the norm for Toton conveyancing transactions?
There are a couple of main concerns with entering into any lock out agreement (also termed a shut-out contract) is that it can distract from moving forward with the conveyancing transaction itself, so in the absence of it needing minimal or no negotiation then it could turn out to be a hindrance. It is not promoted by Toton conveyancing practitioners for this reason. A further concern is the extent of the remedies available - an aggrieved buyer is very unlikely to obtain injunctive relief to prohibit the vendor completing the sale to a third party, so the only remedy open via the contract will be the reimbursement of abortive costs and, in rare circumstances, the additional payment of penalties.
We see that you have a post code search directory identifying solicitors on the Yorkshire BS conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Toton?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Toton.
My wife and I have recently appointed a conveyancing solicitor in Toton. I need to find out if they are on the Skipton Building Society conveyancing panel. Can you advise?
The first thing you should do is contact your conveyancer and enquire if they are on the lender panel. Alternatively you can get in touch with Skipton Building Society who may be able to confirm.
Have purchased a a detached house in Toton , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Toton conveyancing solicitor has been very slow, so I want to be sure that my name is registered.
As far as conveyancing in Toton is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can vary according to who lodges the application, whether there are errors and if the Land registry must send notices to any 3rd persons or bodies. Currently roughly 80% of such applications are fully dealt with within two weeks but some can be subject to longer delays. Registration takes place once the purchaser has moved in to the property therefore an expedited registration is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.
I need to instruct a conveyancing solicitor in Toton for my home move. Is there any facility to see a solicitor's record with the legal regulator?
You may find documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may monitor call for training requirements.
I've recently bought a leasehold property in Toton. Am I liable to pay service charges for periods before my ownership?
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. However, 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).
I purchased a leasehold flat in Toton, conveyancing was carried out July 2004. Can you work out an approximate cost of a lease extension? Comparable properties in Toton with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2101
With only 75 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.