The vendors of the home we are looking to purchase hired a conveyancing firm in Browns Green who has recommended a lock out contract with a deposit two thousand pounds. Are such arrangements generally advanced for Browns Green conveyancing transactions?

This form of agreement isn't common in Browns Green, conveyancers are often inclined to veer clients away from them as they detract from focusing on the main conveyancing focus and if you end up having your deposit forfeited then the lawyer at best left with an upset client and at worst a litigious one. Furthermore, there is no certainty that just because the vendor has signed a lock out contract they will complete the sale with you. They may be in contravention of the contract if they are offered a big enough offer to do so because an aggrieved claimant with the benefit of a exclusivitycontract will still be legally obliged to show losses as a consequence of the breach and this may not equate the financial upside that your vendor may secure by breaking the agreement, no matter how morally condemnable it undoubtedly is.

I have justdiscovered that Wolstenholmes have closed. They conducted my conveyancing in Browns Green for a purchase of a freehold house 12 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?

The easiest way to see if the premises 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 Browns Green conveyancing specialists.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Browns Green is the location of the property. Can you offer any opinion?

Flying freeholds in Browns Green are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Browns Green 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 Browns Green may decide 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 property.

I need to find a conveyancing solicitor for residential conveyancing in Browns Green. I have land on a web site which looks to be the perfect solution If there is a chance to get all the legals done via email that would be ideal. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Last July I purchased a leasehold house in Browns Green. Am I liable to pay service charges relating to a period prior to completion of my purchase?

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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part 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 bought a garden flat in Browns Green, conveyancing having been completed March 2000. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Browns Green with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease terminates on 21st October 2096

You have 71 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.