We have rather brash vendors who has recommended a exclusivity agreement with a payment of 5k. Is it wise to enter into such agreements?
There are a couple of main downsides with signing a lock out agreement (sometimes referred to as a no-shop agreement) is that it diverts attention away from progressing with the conveyancing work, so unless it requires limited or no negotiation then it may transpire to be a cause of frustration and delay. It is not particularly popular by Seaham conveyancing practitioners as a result. A further negative is the extent of the remedies available - an aggrieved purchaser is not likely to secure an injunction to prohibit the seller disposing of the property to another buyer, so the only remedy open via the agreement will be the reimbursement of wasted costs and, in limited scenarios, the additional payment of damages.
Can your site be used to locate a Conveyancing solicitor in Seaham even where I’m not purchasing or disposing of a house, for instance where I wish to buy an office in Seaham with a mortgage from Bank of Scotland?
Our search tool is predominantly used to select residential conveyancing solicitors in Seaham but we have set out at the end of this page some Seaham commercial conveyancing firms. You should enquire with the solicitors directly to establish if they are also authorised to represent Bank of Scotland
I had intended to instruct a property lawyer in Seaham for our house move. Our broker informed us that our mortgage company Virgin Money won't deal with them. Why is this not regarded as unfair competition?
Banks in the main restrict either the category or the amount of conveyancing practices on their approved list of lawyers. A common example of such criteria being that a firm must not be a sole practitioner. In addition to restricting the type of firm, some have reduced the amount of solicitor practices they use to act for them. Be aware that Virgin Money have no responsibility for the quality of advice provided by any member of Virgin Money Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there remains differing opinions concerning the extent of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that hundreds of law firms, including some in or near Seaham only carry out a couple conveyances per annum.
My wife and I own a semi-detached Victorian house in Seaham. Conveyancing solicitor acted for me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Seaham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing lawyer who conducted the purchase.
I own a leasehold house in Seaham. Conveyancing and Lloyds TSB Bank mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Seaham who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Seaham conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a basement flat in Seaham, conveyancing was carried out March 2003. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Seaham with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2092
With 74 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.