We have rather brash vendors who has insisted on a preliminary contract with a non-refundable deposit of 5k. Are such agreements generally advanced for Peak District conveyancing transactions?

Lock out agreements are agreements binding a property owner and prospective acquirer granting the buyer a ‘clear field’ to purchase the property within a prescribed time frame. For all intents and purposes, an exclusivity agreement is a contract stating that you will have a contract at a later time being the main conveyancing contract. It tends to be used for buyer confidence though in many situations, the owner may stand to benefit from such agreements as well. There are many positives and negatives to using them but you should to check with your solicitor but note that it may result in incurring more in conveyancing charges. In light of these reasons these agreements are unusual when it comes to conveyancing in Peak District.

I am the registered owner of a freehold residence in Peak District but nevertheless invoiced for rent, why is this and what is this?

It’s unusual for properties in Peak District and has limited impact for conveyancing in Peak District but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

How does conveyancing in Peak District differ for new build properties?

Most buyers of new build premises in Peak District come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Peak District usually acquire the real estate, 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 property lawyers 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 Peak District or who has acted in the same development.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Peak District I like with amenity areas and transport links in the vicinity, the downside is that it only has 51 years on the lease. I can't really find anything else in Peak District in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you need a mortgage the remaining unexpired lease term may be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.

In searching the web for the term conveyancing in Peak District it reveals numerous solicitorsin the vicinity. With so much choice what is the best way to find the suitable property lawyer for purchase transaction?

The ideal way of seeking the right conveyancer is via trusted referral, so ask colleagues and those you trust who have acquired a property in Peak District or a respected estate agent or financial adviser. Charges for conveyancing in Peak District vary, so it's sensible to secure at least three costs illustrations from varying types of property lawyers. Make sure that you know what costs in the quote includes.