The owners of the property we are hoping to buy are using a conveyancing firm in Immingham who has suggested a exclusivity agreement with a deposit two thousand pounds. Are such agreements sensible?

This form of contract is not the norm in Immingham, conveyancers will often sway clients away from them as they detract from the main conveyancing focus and if you end up having your deposit forfeited then the lawyer is left exposed. Secondly, there is no certainty that just because the owner has entered into an exclusivity contract they will sell to you. They may breach the contract if they receive sufficient offer to do so because an aggrieved claimant with the benefit of a lockoutcontract will still have to show losses as a consequence of the breach and these may not equate the financial benefit that the owner may obtain by breaching the agreement, however morally unworthy that may be.

It has been 3 months following my purchase conveyancing in Immingham took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Immingham differ for new build properties?

Most buyers of new build premises in Immingham approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because builders in Immingham usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Immingham or who has acted in the same development.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Immingham is the location of the property. Can you offer any guidance?

Flying freeholds in Immingham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Immingham you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Immingham 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 premises.

All being well we will complete the disposal of our £475,000 apartment in Immingham next Thursday. The freeholder has quoted £384 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Immingham?

Immingham conveyancing on leasehold apartments usually necessitates the purchaser’s solicitor sending enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions the majority will be willing to assist. They may levy a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some transactions it is in excess of £800. The management information fee invoiced by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration charges, without which the charge is not strictly payable. In reality one has little choice but to pay whatever is requested of you if you want to complete the sale of your home.

I purchased a ground floor flat in Immingham, conveyancing having been completed May 2008. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Immingham with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2097

With only 71 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.