The vendors of the property we are looking to purchase hired a conveyancing solicitor in Canford Heath who has insisted on a exclusivity agreement with a payment of 5k. Is it wise to enter into such agreements?
This type of arrangement isn't frequently used in Canford Heath, conveyancers are not keen on them as they detract from the main conveyancing focus and if you end up losing your deposit then the lawyer at best left with an upset client and at worst a litigious one. In addition, there is no assurance that just because the owner has executed an exclusivity agreement they will sell to you. They may breach the contract if they receive a big enough incentive to do so because a wronged party with the benefit of a exclusivitycontract will still be duty bound to establish consequential losses from the breach and this may not compare to the extra amount that the owner may secure by breaking the contract, no matter how morally condemnable that may be.
We wanted to use a conveyancing solicitor in Canford Heath for our home move. Our financial adviser informed us that our mortgage company Santander won't deal with them. Surely this is unduly restrictive?
A bank can insist on a panel solicitor act for it. You would be liable to meet the cost of this. Please make use of our database to locate a solicitor to conduct conveyancing in Canford Heath on the Santander approved list of solicitors.
We are purchasing a 4 bedroom semi-detached house in Canford Heath. Our aim is to an extension at the rear at the property.Will the conveyancing process include enquiries to ascertain if these works are prohibited?
Your solicitor should check the registered title as conveyancing in Canford Heath will sometimes reveal restrictions in the title deeds which restrict certain changes or necessitated the consent of a 3rd party. Many additions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Is there a list of Bank of Ireland panel conveyancers in Canford Heath on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of banks make their panel listings available online. Where you are looking for a Canford Heath property lawyer on the Bank of Ireland please make the most of our tool.
We previously instructed solicitors locally in Canford Heath on the Co-operative solicitor panel. They are now charging me an additional fee for handling the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner can charge a fee for this. The fee is not set by Co-operative but by your Canford Heath solicitor. Plenty of firms on the Co-operative panel will levy ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
My relative suggested that if I am buying in Canford Heath I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Canford Heath conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Canford Heath around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Canford Heath.
Last January I purchased a leasehold house in Canford Heath. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner 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 be sure 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 own a studio flat in Canford Heath, conveyancing formalities finalised December 2002. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Canford Heath with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease finishes on 21st October 2078
With 57 years remaining on your lease we estimate the price of your lease extension to span between £28,500 and £33,000 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.