The owners have rather pushy vendors who has insisted on a exclusivity contract with a deposit 10k. Are such agreements sensible?
This kind of preliminary agreement is not the norm in Dickens Heath, conveyancers are often found to direct 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 solicitor 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 contract they will sell to you. They may be motivated to break the contract if they receive sufficient incentive to do so because a wronged party with the benefit of a exclusivitycontract will still be obliged show losses as a consequence of the breach and this may not equalise the financial benefit that your seller may obtain by breaching the contract, no matter how morally shameful the behaviour is.
I am selling my flat in Dickens Heath. Will my solicitor need to be on the Kent Reliance conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.
Is it correct that all Dickens Heath CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved solicitors?
It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership 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 solicitor practices wishing to remain on their approved list of conveyancing solicitors.
I can not fathom if my bank requires a lease extension. I have called into my local Dickens Heath bank branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My Dickens Heath conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. I simply don't know who is right.
As long as the conveyancer is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have instructed a Dickens Heath conveyancing practitioner having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Dickens Heath postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Dickens Heath.
What can a local search inform me concerning the property I am purchasing in Dickens Heath?
Dickens Heath conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays an important part in most Dickens Heath conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
What makes your site different to alternative web based conveyancing solicitors for conveyancing in Dickens Heath?
At this site receive a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Dickens Heath. Unlike many estate agents and many comparison sites we do not have referral arrangements with solicitors. Many agents and online brokers 'recommend' solicitors paying the highest per referral, not the best value conveyancing in Dickens Heath