The owners of the property we are hoping to buy have instructed a conveyancing solicitor in Merthyr Tydfil who has suggested a exclusivity contract with a deposit of 5k. Is it wise to enter into such agreements?
This kind of contract is not the norm in Merthyr Tydfil, conveyancers are not keen on them as they detract from the primary objective, namely conveyancing 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. Secondly, there is no certainty that just because the vendor has signed an exclusivity contract they will complete the sale with you. They may breach the contract if they receive sufficient incentive to do so because a wronged buyer with the benefit of a lockout agreement will still be obliged establish consequential losses from the breach and these may not compare to the financial benefit that the owner may gain by breaking the agreement, no matter how morally shameful the behaviour is.
I am buying a house and the conveyancer has identified Chancel Repair to which the property could be liable as it falls into the area of such a church. He has mentioned insurance. Is this really necessary for conveyancing in Merthyr Tydfil
Unless a previous purchase of the property took place post 12 October 2013 you may expect solicitors handling conveyancing in Merthyr Tydfil to continue to advocate a chancel search and or insurance against a claim.
I am purchasing my first flat in Merthyr Tydfil with the aid of help to buy. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not disclose to my lawyer about this extras as it would put at risk my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Merthyr Tydfil is the location of the property. Can you offer any opinion?
Flying freeholds in Merthyr Tydfil are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Merthyr Tydfil you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merthyr Tydfil may ascertain 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 property.
I have miscalculated my finances and am a couple of grand short a 10% deposit on my flat purchase in Merthyr Tydfil , but I am keen proceed. What can I do?
One option is to try and agree a smaller deposit. Many property owners will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute