The owners have very assertive vendors who has suggested a preliminary agreement with a non-refundable deposit two thousand pounds. Are such agreements sensible?

There are a couple of primary drawbacks with entering into any lock out agreement (occasionally termed a shut-out contract) is that it diverts attention away from moving forward with the conveyancing transaction itself, so unless it requires little or no negotiation then it may turn out to be a cause of frustration and delay. It is not particularly popular amongst Spondon conveyancing solicitors as a result. A supplemental negative is the extent of the remedies available - a jilted buyer should not expect to win injunctive relief to prohibit the seller selling to an alternative purchaser, so the only remedy open via the agreement will be the reimbursement of wasted charges and, in restricted scenarios, the additional payment of damages.

My solicitor has informed me that absentee landlord insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Spondon?

The right level of absentee landlord indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

I had a mortgage agreed in principle with Principality. Spondon conveyancing solicitors have been chosen. How long does it take for Principality to issue the offer to the conveyancing practitioner?

There is no definitive answer here. Have Principality completed the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

My fiancee and I are in the throws of looking at apartments in Spondon and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this stage? I will be getting a home loan with Leeds Building Society.

You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are getting a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.

I was recommended by a couple of local estate agents in Spondon to get a quote from a property lawyer using your seach tool. Is there a financial advantage for Estate Agents to market your site over and above another?

We refuse to give any referral fee for sending work our way. We found it would be just too difficult to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

We're novice buyers - agreed a price, but the estate agent told us that the seller will only proceed if we instruct the agent's preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor used to conveyancing in Spondon

It is unlikely the sellers are behind this. Should the seller desire ‘a quick sale', taking such a hostile approach to a serious purchaser is not the way to achieve this. Contact the owners directly and make sure they understand (a)you are serious buyers (b)you are ready to go, with finances arranged © you are chain free (d) you intend to proceed fast (e)but you will continue to use your own,trusted Spondon conveyancing solicitors - not the ones that will give their negotiator at the agency a commission or meet his conveyancing figures set by head office.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £350,000 apartment in Spondon next week. The freeholder has quoted £312 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Spondon?

Spondon conveyancing on leasehold flats normally necessitates administration charges levied by freeholders :

Completing pre-exchange enquiries Where consent is required before sale in Spondon 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 lawyer will have no control over the level of the charges for this information but the average costs for the information for Spondon leasehold property is £350. For Spondon 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 obliged to supply answers.

Spondon Conveyancing for Leasehold Flats - Examples of Queries before buying

Make sure you find out if there is anything that is prohibited in the lease. For example some leases prohibit pets being permitted in in a block in Spondon. If you like the apartmentin Spondon yet your cat is not allowed to make the move with you then you will be presented with a difficult decision. Does the lease include onerous restrictions? Is there a share of the freehold?