The sellers of the property we are purchasing have instructed a conveyancing firm in Rubery who has suggested a exclusivity agreement with a payment 6,000. Is it wise to enter into such agreements?
This form of contract is not the norm in Rubery, conveyancers will often encourage clients away from them as they detract from the main conveyancing focus and if you end up having your deposit forfeited then the solicitor is left exposed. Secondly, there is no certainty that just because the vendor has entered into an exclusivity contract they will sell to you. They may breach the contract if they receive a big enough offer to do so because an aggrieved buyer with the benefit of a lockout agreement will still be legally obliged to establish consequential losses from the breach and this may not amount to the financial upside that the owner may gain by breaching the agreement, no matter how morally condemnable the behaviour is.
My bid for a property was accepted at auction in Rubery. Conveyancing is needed. What are my next steps?
Now that you are exchanged you will need to retain a conveyancing practitioner soon as you will have a fast approaching a fixed date to complete the transaction. All auction property will ordinarily have a bespoke legal set of papers. This will include evidence of title and search results. If you have purchased leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You must hand this to your appointed conveyancing solicitor ASAP. Do make sure that your finances are in place to complete on the on the contractual date .
Is it the case that all Rubery solicitors on the Barclays conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Barclays approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.
Intending to buy a apartment in Rubery. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rubery conveyancing practitioner is on the Nationwide conveyancing panel.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Rubery. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Rubery
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Rubery I like with a park and transport links nearby, however it's only got 61 remaining years left on the lease. I can't really find anything else in Rubery suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan that many years may be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
In my capacity as executor for the will of my grandfather I am disposing of a property in Swansea but reside in Rubery. My conveyancer (who is 260 kilometers from merequires that I execute a statutory declaration before completion. Could you suggest a conveyancing practitioner in Rubery who can attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Rubery based