The owners of the property we are purchasing hired a conveyancing practitioner in Rubery who has suggested a preliminary contract with a non-refundable deposit two thousand pounds. Is it wise to enter into such agreements?
This form of arrangement isn't common in Rubery, conveyancers are often found to 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 at best left with an upset client and at worst a litigious one. Secondly, there is no guarantee that just because the seller has executed an exclusivity agreement they will complete the sale with you. They may be in contravention of the agreement if they receive a large enough incentive to do so because an aggrieved party with the benefit of a lockout agreement will still have to establish consequential losses from the breach and these may not amount to the extra amount that the owner may obtain by breaching the contract, however morally shameful it undoubtedly is.
Finally the sale completed on my house in Rubery last June yet the purchaser is SMS messaging me to say his conveyancer is waiting to hear from mysolicitor. What should have happened now that I have sold?
After completion of your house sale your conveyancer should send the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your conveyancer must also send confirmation that the mortgage has been paid off to the purchasers solicitors. There is unlikely to be post completion tasks unique to conveyancing in Rubery.
I am buying a new build apartment in Rubery. Conveyancing is a frightening process 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 is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Rubery
Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
What advice can you give us when it comes to choosing a Rubery conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Rubery conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Rubery conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
If they are not ALEP accredited then why not?
Leasehold Conveyancing in Rubery - Sample of Questions you should ask before Purchasing
What is the name of the managing agents? For many Rubery leaseholds the outlay for major works are not included within maintenance charges, albeit that there some managing agents in Rubery obliged tenants to pay into a reserve fund and this is used to offset against major works.
To what extent are Rubery conveyancing solicitors duty bound by the Law Society to issue clear conveyancing costs?
Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Rubery or further afield.