The owners have very pushy sellers who has insisted on a lock out contract with a payment 6,000. Are such agreements sensible?

There are two primary drawbacks with signing a lock out agreement (occasionally referred to as a no-shop agreement) is that it diverts attention away from moving forward with the conveyancing work, so unless it requires limited or no negotiation then it could turn out to be a cause of frustration and delay. It is not particularly popular amongst Loddon conveyancing solicitors as a result. A supplemental negative is the extent of the remedies available - an aggrieved purchaser is not likely to be issued with an injunction to stop the owner selling to another buyer, so the only remedy open via the contract will be the recovery of wasted costs and, in rare circumstances, the additional payment of penalties.

We are looking to buy a property and require a conveyancing solicitor in Loddon who is on the approved panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Loddon.

I am considering applying for a mortgage for purchase of a new build (under development) in Loddon with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for ?

In theory, you could use a solicitor that is not on the conveyancing panel, but would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

Last month we had a mortgage agreed in principle with . Loddon conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from ?

There is no definitive answer here. Have conducted the survey? Have you informed as to your lawyers' details and checked that your lawyers are on the conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We were going to get a AIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Loddon solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Loddon solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I am due to exchange contracts on my house. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being problematic. The Loddon solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I only have Seventy years remaining on my lease in Loddon. I am keen to get lease extension but my freeholder is can not be found. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to locate the freeholder. On the whole an enquiry agent may be useful to try and locate and prepare an expert document to be used as proof that the landlord can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Loddon.

Loddon Leasehold Conveyancing - A selection of Questions you should consider before buying

Best to be warned whether fixing the lift or some other major work is anticipated to be shared between the tenants and could well materially increase the the service charges or result in a specific invoice. It would be sensible to discover as much as possible regarding the managing agents as they will either make living at the property much simpler or uncomfortable. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to every day issues such as the upkeep of the common parts. Ask other tenants what they think of them. In conclusion, be sure you know the dates that the maintenance fees are due to the appropriate party and specifically how they are spending the funds. Is the freehold owned jointly by the leaseholders?