The sellers of the property we are purchasing are using a conveyancing firm in Beddgelert who has suggested a preliminary contract with a non-refundable deposit of 5k. Is it wise to enter into such agreements?
This type of contract is not the norm in Beddgelert, conveyancers are not keen on them as they detract from the primary focus, namely conveyancing and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Secondly, there is no certainty that just because the vendor has signed a lock out contract they will sell to you. They may be motivated to break the contract if they receive a big enough incentive to do so because a wronged purchaser with the benefit of a exclusivity agreement will still have to show losses as a consequence of the breach and these may not amount to the financial upside that your seller may secure by reneging on the contract, however morally reprehensible it undoubtedly is.
I am close to exchanging contracts on the sale of our property in Beddgelert and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Beddgelert. Having lived in Beddgelert for three years we know of no issue. Is it a good idea to contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Me and my brother own a 4 bedroom Edwardian house in Beddgelert. Conveyancing lawyer acted for me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Beddgelert and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing solicitor who conducted the conveyancing.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Beddgelert is where the house is located. Can you shed any light on this issue?
Flying freeholds in Beddgelert are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Beddgelert you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beddgelert may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Taking into account that I am about to spend £400,000 on a two bedroom apartment in Beddgelert I would like to have a conversation with the solicitor regarding thehome move before appointing the firm. Is this something that you can arrange?
This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you speaking to the lawyer due to be carrying out your conveyancing in Beddgelert.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The law firms that we put you in touch with believe that the figure you are provided with for your conveyancing in Beddgelert should be the amount on the final invoice that you are charged.