The owners have rather assertive sellers who has recommended a preliminary contract with a down payment of 5k. Are such agreements promoted for Burslem conveyancing transactions?
This form of contract is unusual in Burslem, conveyancers are often found to veer clients away from them as they detract from focusing on the primary focus, namely conveyancing and if you end up losing your deposit then the solicitor is left exposed. Secondly, there is no guarantee that just because the proprietor has executed an exclusivity agreement they will complete the sale with you. They may be in contravention of the contract if they receive a big enough offer to do so because an aggrieved claimant with the benefit of a lockout agreement will still have to establish consequential losses from the breach and these may not equate the extra amount that the owner may gain by breaking the agreement, no matter how morally unworthy it undoubtedly is.
Completed the sale of my flat in Burslem last March yet the purchaser is SMS messaging every few hours complaining that his conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Post completion of your disposal your solicitor is duty bound to send the transfer deeds and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor must also evidence that the home loan has been redeemed to the buyers solicitors. There is unlikely to be post completion requirements just for conveyancing in Burslem.
Can you clarify what the consequences are if my solicitor is removed from the RBS Conveyancing panel ahead of completing my conveyancing in Burslem?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Me and my brother have a 4 bedroom Georgian property in Burslem. Conveyancing lawyer represented me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Burslem and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing practitioner who conducted the purchase.
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Burslem I like with a park and transport links in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Burslem in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage the remaining unexpired lease term will be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
Can a conveyancer remove a person from the title of my property in Burslem ?
Removing or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a property lawyer