The vendors of the house we are purchasing are using a conveyancing practitioner in Colwall who has recommended a exclusivity contract with a deposit 10k. Are such agreements sensible?
This kind of contract isn't frequently used in Colwall, conveyancers are not keen on them as they divert attention from the primary focus, namely conveyancing 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. Furthermore, there is no certainty that just because the proprietor has executed a lock out agreement they will complete the sale with you. They may be in contravention of the contract if they are offered a big enough incentive to do so because a wronged claimant with the benefit of a exclusivitycontract will still be obliged show losses as a consequence of the breach and this may not amount to the financial upside that your vendor may gain by breaching the contract, however morally reprehensible it undoubtedly is.
We note that you have a search directory identifying law firms on the Santander conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Colwall?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Colwall.
I am expecting a AIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Colwall solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint Colwall solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
Completion of my remortgage has taken place for my property in Colwall. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Colwall solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Colwall surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Colwall?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Colwall. 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…’
I am looking for a flat up to £245,000 and identified one close by in Colwall I like with amenity areas and railway links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Colwall suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan the shortness of the lease may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
What can I do to establish who owns a house in Colwall?
Provided the property is recorded at HMLR, and you have sufficient information of the location of the property, you will be able to obtain results from the HM Land Registry of the registered proprietor for a fee.