The owners have very brash sellers who has recommended a exclusivity agreement with a deposit two thousand pounds. Are such agreements sensible?
This form of arrangement is unusual in Bramley, conveyancers will often sway clients away from them as they detract from the primary focus, namely conveyancing and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no certainty that just because the seller has executed an exclusivity agreement they will sell to you. They may breach the contract if they receive a large enough financial inducement to do so because a wronged party with the benefit of a exclusivitycontract will still have to establish consequential losses from the breach and this may not equate the extra amount that the owner may gain by breaching the agreement, however morally reprehensible it undoubtedly is.
Is there a list of Principality panel conveyancers in Bramley on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings available over the internet. Where you are looking for a Bramley solicitor on the Principality please make the most of our tool.
We had chosen solicitors with offices in Bramley on the Santander solicitor approved list. They have just invoiced me an additional charge for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. The fee is not dictated by Santander but by your Bramley property lawyer. Some firms on the Santander panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
I am selling my house. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being problematic. The Bramley solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been told that property searches are the main reason for delay in Bramley conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Bramley.
Are there restrictive covenants that are commonly picked up during conveyancing in Bramley?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Bramley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How simple is it to change firm as I need to instruct a firm on the Barclays conveyancing panel. I was using a family conveyancing solicitor in Bramley five minutes from me but she is not approved by Barclays
It would be our pleasure to help you find a conveyancing solicitor in Bramley on the Barclays panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Bramley. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Bramley.
When it comes to my conveyancing in Bramley should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Bramley conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.