The sellers of the house we are purchasing are using a conveyancing solicitor in Caversham who has suggested a preliminary agreement with a non-refundable deposit 10k. Are such agreements sensible?
This form of preliminary agreement is unusual in Caversham, conveyancers will often sway clients away from them as they detract from focusing on the main conveyancing focus and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. In addition, there is no assurance that just because the proprietor has signed a lock out contract they will sell to you. They may breach the agreement if they receive a large enough incentive to do so because an aggrieved buyer with the benefit of a exclusivitycontract will still be duty bound to show losses as a consequence of the breach and these may not compare to the financial upside that your seller may secure by reneging on the agreement, no matter how morally shameful that may be.
What is the first thing I need to know about purchase conveyancing in Caversham?
You may not hear this from too many lawyers but conveyancing in Caversham and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and others involved in the house moving process. For instance, the seller, estate agent and on occasion a bank. Selecting a lawyer for your conveyancing in Caversham an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to look after your legal interests and to keep you safe.
Every so often a third party with a vested interest will attempt to persuade you that you should follow their advice. For instance, the property agent may claim to be assisting by claiming that your conveyancer is wrong. Or your mortgage broker may advise you to do take action that is contrary to your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I am buying a 3 bedroom semi in Caversham. The intention is to an extension at the rear at the property.Will legal investigations on the property involve checks to determine if these alterations are permitted?
Your solicitor should check the registered title as conveyancing in Caversham will on occasion identify restrictions in the title deeds which restrict categories of works or necessitated the consent of another owner. Some additions call for local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I am currently in the process of buying my council flat in Caversham. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
About to purchase house in Caversham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Caversham lawyer is on the Nationwide conveyancing panel.
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a property in Caversham?
Unless a previous acquisition of the house completed after 12 October 2013 you may take it that solicitors conducting conveyancing in Caversham to continue to suggest a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly identified during conveyancing in Caversham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Caversham. 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…’
In searching the internet for the term on line conveyancing in Caversham it shows results of numerous solicitorslocally. With so much choice what is the best way to find the right conveyancing solicitor for purchase transaction?
The best method of seeking a suitable conveyancer is through a trusted referral, so seek the counsel of colleagues and those you trust who have purchased a property in Caversham or a reputable estate agent or mortgage broker. Charges for conveyancing in Caversham differ, so it's advisable to obtain at least three estimates from varying types of solicitors. Make sure that you clarify what costs in the quote includes.