We have rather assertive sellers who has recommended a preliminary agreement with a deposit two thousand pounds. Is it wise to enter into such agreements?

This type of arrangement is not the norm in Harold Wood, conveyancers are often inclined to veer clients away from them as they divert attention from the primary objective, namely conveyancing and if you end up having your deposit forfeited 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 owner has entered into a lock out contract they will complete the sale with you. They may be in contravention of the agreement if they receive a large enough offer to do so because a wronged party with the benefit of a lockoutcontract will still be obliged show losses as a consequence of the breach and this may not equate the financial upside that your vendor may obtain by breaking the contract, no matter how morally reprehensible it undoubtedly is.

My aunt advised me that in buying a property in Harold Wood there could be various restrictions preventing external changes to the property. Is this right?

We are aware of a number of properties in Harold Wood which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Harold Wood should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am being advised by my lawyer that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Harold Wood conveyancing?

The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

RBS have agreed my home loan in principle, my bid on a house in Harold Wood has been agreed to, now what?

Your estate agent will want to be informed of your lawyer's details (be sure the conveyancing practitioners are on the bank’s approved list). Call up RBS or your financial adviser and finalise any outstanding documentation. RBS will sellect a valuer who will get in touch with the estate agent or owners to book a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. RBS will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Harold Wood.

Do commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Harold Wood?

Many commercial conveyancing solicitors in Harold Wood will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Harold Wood. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Harold Wood.

For each commercial conveyancing transaction in Harold Wood it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Harold Wood commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Harold Wood.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Harold Wood?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Harold Wood. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I have just started marketing my garden apartment in Harold Wood. Conveyancing is yet to be initiated, however I have just had a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the invoice as you normally would because all ground rent and service payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I am the registered owner of a ground-floor 1960’s flat in Harold Wood. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?

in cases where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to decide the premium.

An example of a Lease Extension decision for a Harold Wood residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The unexpired term was 57.5 years.