We have rather brash vendors who has insisted on a lock out agreement with a down payment 10k. Are such agreements sensible?

This form of contract is unusual in Cilcain, conveyancers will often encourage clients away from them as they detract from the main conveyancing focus 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. Secondly, there is no guarantee that just because the vendor has signed an exclusivity agreement they will complete the sale with you. They may be in contravention of the contract if they are offered sufficient financial inducement to do so because an aggrieved claimant with the benefit of a lockout agreement will still have to establish consequential losses from the breach and this may not equate the extra amount that your vendor may gain by reneging on the contract, no matter how morally unworthy the behaviour is.

I purchased a freehold house in Cilcain but nevertheless invoiced for rent, why is this and what is this?

It’s unusual for properties in Cilcain and has limited impact for conveyancing in Cilcain but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

Please explain the implications if my solicitor is expelled from the Nottingham Conveyancing panel ahead of completing my conveyancing in Cilcain?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Are all Cilcain Conveyancing Quality Solicitors on the Bank of Ireland conveyancing list of approved firms?

A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

Is it the case that all Cilcain solicitors on the Lloyds conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel in which case such firms would be regulated by the CLC.

My partner and I have organised the release of further funds on our home loan from Co-operative as we intend to conduct a loft conversion to our house in Cilcain. Are we obliged to appoint a high street Cilcain solicitor on the Co-operative conveyancing panel to deal with the legals?

Co-operative would not normally appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.

Given that I am about to spend 450k on a garden flat in Cilcain I would like to have a conversation with the solicitor regarding thetransaction ahead of giving the go ahead to the firm. Can this be arranged?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your conveyancing in Cilcain.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 fees you are provided with for residential conveyancing in Cilcain should be the amount on the final invoice that you end up paying.