The sellers of the home we are hoping to buy are using a conveyancing practitioner in Temple Fortune who has suggested a lock out contract with a down payment of 5k. Is it wise to enter into such agreements?
There are two primary drawbacks with executing a lock out agreement (also termed an exclusivity agreement) is that it can distract from making progress with the conveyancing process, so unless it requires little or no negotiation then it may transpire to be a hindrance. It is not particularly popular by Temple Fortune conveyancing lawyers as a result. The other main concern is the extent of the remedies available - an aggrieved buyer is very unlikely to secure an injunction to prohibit the owner completing the sale to another buyer, so the only remedy open via the contract will be the recovery of wasted costs and, in limited situations, the extra payment of damages.
My wife and I have recently appointed a conveyancing solicitor in Temple Fortune. I need to find out if they are accepted on the Birmingham Midshires approved list of lawyers. Could you or the lender confirm if they are on the panel?
You should contact the lawyer and enquire whether they can act for the bank. Otherwise please get in touch with Birmingham Midshires who may be able to help.
We are buying a victorian detached house in Temple Fortune. The intention is to convert the garage to a playroom at the property.Will legal work on the property include enquiries to see if these works are permitted?
Your property lawyer should check the deeds as conveyancing in Temple Fortune can sometimes reveal restrictions in the title documents which prevent certain alterations or need the permission of a 3rd party. Some extensions need local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
I happen to be the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Temple Fortune. The Temple Fortune property was put into my name in March. I plan to dispose of the property. I do know about the CML six month 'rule', which means that my property ownership could be considered the same way as if I'd bought the house in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Most banks would take a pragmatic view as this provision is primarily there to capture subsales or the quick reselling of property.
Is it the case that all Temple Fortune CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved firms?
Some major lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
About to purchase a new build flat in Temple Fortune. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Temple Fortune
Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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.
I am looking for a ground for flat up to £235,500 and found one close by in Temple Fortune I like with amenity areas and station nearby, however it's only got 49 remaining years left on the lease. There is not much else in Temple Fortune for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan the remaining unexpired lease term may be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.