The owners of the house we are hoping to buy have instructed a conveyancing solicitor in Perry Barr who has insisted on a lock out contract with a payment two thousand pounds. Is it wise to enter into such agreements?

There are a couple of main drawbacks with signing a lock out agreement (sometimes termed a shut-out contract) is that it diverts attention away from making progress with the conveyancing process, so in the absence of it needing little or no negotiation then it could turn out to be unhelpful. It is not particularly popular amongst Perry Barr conveyancing practitioners for this reason. A supplemental issue is the extent of the remedies available - a jilted purchaser should not expect to secure injunctive relief to bar the vendor disposing of the property to a third party, so the only remedy open via the contract will be the reimbursement of wasted costs and, in restricted circumstances, the extra payment of penalties.

I am the registered owner of a freehold premises in Perry Barr but still charged rent, why is this and what is this?

It’s unusual for properties in Perry Barr and has limited impact for conveyancing in Perry Barr 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 date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Perry Barr. My lender is Platform

Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/5/2022, the requirements read as follows :

What does commercial conveyancing in Perry Barr cover?

Commercial conveyancing in Perry Barr incorporates a wide array of guidance, supplied by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

All being well we will complete our sale of a £275,000 flat in Perry Barr in six days. The managing agents has quoted £360 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Perry Barr?

Perry Barr conveyancing on leasehold apartments normally results in fees being levied by landlords agents :

Answering pre-exchange questions Where consent is required before sale in Perry Barr Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Perry Barr leasehold property is £350. For Perry Barr conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

Perry Barr Leasehold Conveyancing - Examples of Queries before buying

Where a Perry Barr lease has less than eighty years it will have adverse implications on the marketability of the property. Check with your bank that they are content with residual term of the lease. A short lease means that you will almost definitely have to extend the lease sooner rather than later and it is worth discovering what this will be. For most Perry Barrlease extensions you would need to own the property for two years before you are eligible to exercise a lease extension. In the main the outlay for major works are not incorporated into the service charges, although a few managing agents in Perry Barr require leaseholders to contribute towards a sinking fund and this is used to offset against major works. The prefered form of lease structure is a share of the freehold. In this situation the lessees have control and although a managing agent is often retained if it is bigger than a house conversion, the managing agent is directed by the tenants.