The owners have very pushy sellers who has suggested a exclusivity agreement with a deposit of 5k. Are such arrangements the norm for Woburn conveyancing transactions?

This kind of arrangement is not the norm in Woburn, conveyancers are often found to veer clients away from them as they detract from focusing on the main conveyancing focus and if you end up losing your deposit then the lawyer is left exposed. Secondly, there is no certainty that just because the seller has executed an exclusivity contract they will sell to you. They may be tempted to break the contract if they receive sufficient offer to do so because a wronged claimant with the benefit of a exclusivity agreement will still have to establish consequential losses from the breach and this may not equate the extra amount that the owner may gain by breaking the agreement, no matter how morally shameful it undoubtedly is.

We are close to exchanging contracts on the sale of our property in Woburn and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a factory type conveyancing outfit rather than a conveyancing solicitor in Woburn. Having lived in Woburn for three years we know of no issue. Should we contact our local Authority to get confirmation that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Woburn is the location of the property. What do you suggest?

Flying freeholds in Woburn are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Woburn you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woburn may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My husband and I are a couple of weeks into a leasehold purchase having been directed to conveyancers by the estate agent to perform conveyancing in Woburn. I am not happy. Can you help me find new conveyancers?

They would need to be really bad to suggest diss instructing them. Has the mortgage been issued? If so you must advise them of the new contact details and get the mortgage documents are re-sent. Your new solicitor ideally needs to be on the mortgage company panel to avoid escalating costs and frustration. So that should be your first question of the new lawyers. Our find a solicitor tool will assist you in finding a lender approved solicitor for your conveyancing in Woburn

I've recently bought a leasehold flat in Woburn. Am I liable to pay service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Woburn - Sample of Questions you should ask before Purchasing

Is there a share of the freehold? Who takes charge for maintaining and repairing the block?