The owners of the house we are hoping to buy have appointed a conveyancing firm in Wenvoe who has recommended a preliminary contract with a deposit 6,000. Are such arrangements appropriate for Wenvoe conveyancing transactions?

There are a couple of primary downsides with executing a lock out agreement (sometimes known as an exclusivity agreement) is that it takes away the focus from progressing with the conveyancing work, so unless it requires limited or no negotiation then it could turn out to be a cause of frustration and delay. It is not strongly advocated by Wenvoe conveyancing lawyers as a result. A supplemental concern is the extent of the remedies available - an aggrieved purchaser should not expect to obtain injunctive relief to prevent the owner completing the sale to an alternative purchaser, so the only remedy available under the agreement will be the reimbursement of wasted charges and, in restricted circumstances, the additional payment of penalties.

I own a freehold residence in Wenvoe but nevertheless invoiced for rent, why is this and what is this?

It’s unusual for properties in Wenvoe and has limited impact for conveyancing in Wenvoe but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

In researching consumer advice sites for an online solicitor in Wenvoe, many comment that I must use a CQS accredited solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Wenvoe is one of the many areas in England and Wales where there are CQS lawyers.

How difficult is it to switch firm as I need to choose one who is on the Chelsea Building Society conveyancing list. I hired a local conveyancing solicitor in Wenvoe round the corner but the firm is not accepted by Chelsea Building Society

We will our best to assist in finding you a conveyancing solicitor in Wenvoe on the Chelsea Building Society panel. Please note that the property lawyers that we list do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Wenvoe. Using the find a conveyancing solicitor tool on this site, you can scrutinise costs for conveyancing solicitors in Wenvoe and beyond.

Expecting to exchange soon on a studio apartment in Wenvoe. Conveyancing lawyers assured me that they report fully tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Wenvoe should include some of the following:

What the implications are if you have violated the provisions of the lease? Responsibility for repairing the window frames Will you be prohibited or prevented from having pets in the property? Do you need to have carpet in the flat or are you allowed wood flooring? Information as to the provision as set out in the lease to to contribute towards maintenance costs - in respect of the block, and the more general rights a tenant enjoys

I purchased a leasehold flat in Wenvoe, conveyancing having been completed May 1997. How much will my lease extension cost? Corresponding flats in Wenvoe with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ceases on 21st October 2071

With 52 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.