The vendors of the home we are looking to purchase are using a conveyancing firm in Braunstone who has suggested a preliminary agreement with a non-refundable deposit two thousand pounds. Is it wise to enter into such agreements?

There are a couple of primary concerns with signing a lock out agreement (also termed an exclusivity agreement) is that it takes away the focus from moving forward with the conveyancing transaction itself, so unless it requires minimal or no negotiation then it may transpire to be a cause of frustration and delay. It is not promoted amongst Braunstone conveyancing lawyers for this reason. A supplemental concern is the extent of the remedies available - an aggrieved buyer is not likely to be issued with injunctive relief to prevent the owner completing the sale to an alternative purchaser, so the only remedy open via the agreement will be the recovery of abortive costs and, in restricted scenarios, the additional payment of penalties.

We are buying a 3 bedroom semi in Braunstone. The intention is to an extension at the rear at the property.Will legal investigations on the property include enquiries to ascertain if these works are allowed?

Your property lawyer should check the registered title as conveyancing in Braunstone can sometimes reveal restrictions in the title documents which restrict categories of alterations or necessitated the consent of another owner. Some additions call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

I have today made my last payment due on my mortgage with Santander. I assume I don't need a Braunstone conveyancer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

Skipton have agreed my home loan in principle, my bid on a property in Braunstone has been accepted, what are the next steps?

The estate agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Telephone Skipton or your broker and complete any appropriate paperwork. Skipton will instruct a valuer who will get in touch with the selling agent or seller to book an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Skipton will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Braunstone.

Just acquired a semi-detached house in Braunstone , how long will it take for the Land Registry to deal with the formalities evidencing my title? My Braunstone conveyancing solicitor has been painfully slow, so I want to be sure that my ownership is registered.

There is nothing unique about conveyancing in Braunstone registration formalities. Rather than based on location, timeframes can adjust depending on who lodges the application, whether there are errors and if the Land registry need to notify any other persons or bodies. At present approximately three quarters of submission are fully addressed within 12 days but some can be subject to protracted delays. Registration takes place after the new owner has moved in to the property therefore 'speed' is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor can contact the land registry and explain the circumstances.

About to purchase a new build apartment in Braunstone. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Braunstone

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants.

Should I be suspicious that third parties that I am dealing with are suggesting an online conveyancing firm rather than a local Braunstone conveyancing practice?

As is the case with many service providers, often recommendations from relatives can be worth their weight in gold. Nevertheless there are many players in a conveyancing matter; estate agents, financial adviser and banks might all suggest solicitors to choose. Sometimes the lawyers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You are at liberty to select your preferred lawyer. Don't forget that some mortgage providers operate an approved list of law firms you have to use for the lender aspect of your home move.