The owners of the house we are hoping to buy hired a conveyancing solicitor in Kingswinford who has insisted on a preliminary agreement with a down payment of 5k. Are such contracts appropriate for Kingswinford conveyancing transactions?
This form of arrangement is not the norm in Kingswinford, conveyancers are not keen on them as they detract from focusing on the primary focus, namely conveyancing and if you end up having your deposit forfeited then the lawyer is left exposed. Secondly, there is no assurance that just because the vendor has entered into a lock out agreement they will complete the sale with you. They may be inclined to break the agreement if they are offered sufficient incentive to do so because an aggrieved 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 financial benefit that your vendor may secure by reneging on the agreement, no matter how morally shameful that may be.
How up to date is your database of Kingswinford solicitors on the Lloyds conveyancing panel? Do Lloyds send you an updated list?
Kingswinford conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
Me and my brother own a terraced Edwardian house in Kingswinford. Conveyancing solicitor acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching address. Is it worth asking Bank of Scotland to clarify?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kingswinford and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who conducted the conveyancing.
I'm purchasing my first flat in Kingswinford with a loan from TSB. The developers would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not disclose to my lawyer about this deal as it could put at risk my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am 18 days into a freehold purchase having been directed to a firm by the high street agent to perform conveyancing in Kingswinford. I am am very disappointed with the quality of service. Could you help me find new lawyers?
They would have to be really poor in order to consider diss instructing them. Has the mortgage offer been issued? If so you must make them aware of the replacement lawyer and ensure the mortgage documents are re-issued. Your new conveyancer should be on the lenders panel to avoid added expenses and complications. That should be your first question of the new solicitors. Our find a solicitor tool can assist you in finding a bank approved lawyer for your conveyancing in Kingswinford