We have rather brash sellers who has suggested a preliminary contract with a down payment 6,000. Is it wise to enter into such agreements?

Lock out agreements are contracts between a home vendor and purchaser granting the buyer a ‘clear field’ to the sale of the premises for a limited period of time. For all intents and purposes, a lock out is a document stating that you should be issued with a contract at a later date which is the main conveyancing contract. It is generally utilised for buyer assurance though in many situations, the owner may enjoy an upside from such agreements as well. There are numerous positives and negatives to using an agreement but you should to check with your conveyancer but beware that it may result in costing you more in conveyancing charges. In light of this these contracts are rare in relation to conveyancing in Irlam and Cadishead.

Why do I have to pay up front for my conveyancing in Irlam and Cadishead?

If you are buying a property in Irlam and Cadishead your solicitor will request that you put them with monies to cover the search fees. Generally this is requested to cover the fees of the conveyancing searches. When the deposit is as part of the total price then this will be asked for shortly in advance of exchange of contracts. Any further balance that is due should be sent to your lawyer shortly before completion.

When it comes to lenders such as Principality, do Irlam and Cadishead conveyancing practitioners incur an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

It is not clear whether my lender requires a lease extension. I have called into my local Irlam and Cadishead building society branch on a couple of occasions and was told it wasn't an issue and they would lend. My Irlam and Cadishead conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Provided that the lawyer is on the mortgage company panel, she or he must comply with the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I have instructed a Irlam and Cadishead lawyer having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?

Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore 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 conveyancing practitioner 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 Irlam and Cadishead postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Irlam and Cadishead.

I require quick conveyancing in Irlam and Cadishead as I have pressure to sign on the dotted line in less than one month. Thankfully I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?

As you are not getting a mortgage you are at free not to have searches conducted although no law firm would recommend that you don't. With lots of history conveyancing in Irlam and Cadishead the following are examples of what can be revealed and therefore affect the marketability of the property: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

I have been informed by numerous friends that it may take up to two months for Irlam and Cadishead conveyancing to complete.This was four weeks ago. The paperwork was only received from the vendors conveyancer yesterday so now does it countdown?

Don't count on completing on a set date until contracts are exchanged. Whatever assurances the people you are acquiring from or selling to make, or your solicitor makes don't count on them. More frustration is caused to clients trying to move home by unfulfilled promises than any other issue when it comes to conveyancing in Irlam and Cadishead.