The owners have rather brash vendors who has recommended a preliminary agreement with a non-refundable deposit 6,000. Is it wise to enter into such agreements?
Exclusivity contracts are agreements between a home owner and purchaser giving the buyer exclusive rights to purchase the premises for a limited period of time. Essentially, an exclusivity is a document specifying that you should have a contract at a later time which is the contract for the actual sale. It is generally used for buyer protection though in many situations, the seller may stand to benefit from such agreements as well. There are numerous pros and cons to having them but you should to check with your solicitor but beware that it may end up costing you extra in conveyancing fees. For these reasons these contracts are rare when it comes to conveyancing in Yorkshire Dales.
Can I use your services to recommend a Conveyancing solicitor in Yorkshire Dales even if I’m not buying or disposing of a house, for instance where I intend to buy an office in Yorkshire Dales with a mortgage from Chelsea Building Society?
Our comparison service is primarily there to help choose residential conveyancing solicitors in Yorkshire Dales but we have recorded at the end of this page a selection of Yorkshire Dales commercial conveyancing firms. You will need to enquire with the company directly to check if they are also authorised to represent Chelsea Building Society
This question may be naive but I am unseasoned as a first time purchaser of a garden flat in Yorkshire Dales. Do I receive the keys to the house on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Yorkshire Dales?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you should be invited to pick up the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
We had appointed conveyancers based in Yorkshire Dales on the Nottingham solicitor panel. They have just billed me a separate charge for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. The fee is not dictated by Nottingham but by your Yorkshire Dales conveyancer. Some firms on the Nottingham panel will levy an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being a right pain. The Yorkshire Dales solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have recentlydiscovered that Action Conveyancing have closed. They carried out my conveyancing in Yorkshire Dales for a purchase of a leasehold apartment 12 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Yorkshire Dales conveyancing specialists.
I'm buying my first flat in Yorkshire Dales with the aid of help to buy. The builders refused to budge the price so I negotiated 6k of extras instead. The property agent advised me not inform my conveyancer about this extras as it could jeopardize my mortgage with Nottingham Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am hoping to complete next month on a garden flat in Yorkshire Dales. Conveyancing lawyers inform me that they report fully tomorrow. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Yorkshire Dales should include some of the following:
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Setting out your rights in relation to common areas in the block.By way of example, does the lease contain a right of way over an accessway or staircase? Where does the liability rest to repair and maintain the block. It is important for you to know who is liable for the repair and maintenance of all parts of the block and communal areas Repair and maintenance of the flat The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. It needs to be made clear to you if the lease permits you to alter or upgrade anything in the property- you must be made aware as to whether it relates to all alterations or limited to structural alteration, and whether consent is required
I acquired a split level flat in Yorkshire Dales, conveyancing having been completed 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Yorkshire Dales with a long lease are worth £222,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2095
You have 70 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.