We have very assertive vendors who has suggested a preliminary agreement with a non-refundable deposit 6,000. Are such arrangements generally advanced for Queenborough conveyancing transactions?
This kind of agreement isn't common in Queenborough, conveyancers will often direct clients away from them as they divert attention from the main conveyancing focus and if you end up having your deposit forfeited then the solicitor is left exposed. Secondly, there is no assurance that just because the vendor has signed a lock out contract they will sell to you. They may be tempted to break the agreement if they are offered a large enough offer to do so because a wronged party with the benefit of a exclusivity agreement will still be legally obliged to establish consequential losses from the breach and this may not equalise the extra amount that your seller may obtain by breaching the contract, however morally condemnable that may be.
Are the BSA planning on creating a searchable register to list law firms on the Earl Shilton BS conveyancing panel for instance in Queenborough?
Lexsure has not been advised of any intention on the part of the BSA to develop such a tool.
The deeds to my home can not be found. The conveyancers who handled the conveyancing in Queenborough 5 years ago are no longer around. What are my options?
Gone are the days when you need to have the physical original deeds to evidence that you own the land or premises, as the Land Registry have everything they need in a digital format.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Queenborough is where the house is located. What do you suggest?
Flying freeholds in Queenborough are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Queenborough you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Queenborough may decide 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 premises.
I happen to be an executor of my recently deceased mum’s Will, with a property in Queenborough which will be marketed. The bungalow is unregistered at the Land Registry and I'm advised that many estate agents will insist that it is done before they'll proceed. What's the mechanism for this?
In the circumstances that you have set out it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.