My IFA has requested my Gower solicitor’s panel member for the HSBC conveyancing panel. Can you suggest how I find this out. I have contacted my local Gower office but they don't know it.
You are best placed to get this information from your Gower lawyer . They retain a central record lender panel numbers.
The owners have rather assertive sellers who has recommended a exclusivity contract with a down payment 6,000. Are such agreements sensible?
This form of agreement is not the norm in Gower, conveyancers will often encourage clients away from them as they detract from the primary focus, namely conveyancing and if you end up losing your deposit then the lawyer is left exposed. In addition, there is no assurance that just because the vendor has signed an exclusivity agreement they will sell to you. They may be inclined to break the contract if they receive sufficient incentive to do so because a wronged purchaser with the benefit of a lockoutcontract will still be obliged establish consequential losses from the breach and these may not amount to the extra amount that your vendor may gain by breaching the contract, however morally unworthy that may be.
How does conveyancing in Gower differ for new build properties?
Most buyers of new build residence in Gower come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Gower tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Gower or who has acted in the same development.
Should I be concerned by third parties that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a High Street Gower conveyancing practice?
As is the case with many professional services, often input from connections can be most helpful. Yet there are many people with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders may put forward conveyancers to use. Sometimes these lawyers might be known to one of the organisations as being good in their field, but sometimes there might be a commercial relationship behind the endorsement. You have the discretion to select your own lawyer. However, bear in mind that the majority of lenders specify a panel list of lawyers you have to use for the lender related work in your transaction.
My husband and I are FTB’s - agreed a price, yet the selling agent advised that the vendor will only issue a contract if we use their preferred lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Gower
It is unlikely the vendors are behind this. If they desire ‘a quick sale', alienating a motivated purchaser is going to damage their objectives. Try to communicate with the sellers directly and make sure they understand (a)you are serious buyers (b)you are ready to progress, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Gower conveyancing solicitors - not the ones that will provide their estate agent a referral fee or hit his conveyancing figures pre-set by HQ.
Can you offer any advice when it comes to appointing a Gower conveyancing practice to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Gower conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Gower conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
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How familiar is the firm with lease extension legislation? Can they put you in touch with clients in Gower who can give a testimonial?
Gower Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
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If a Gower lease has less than 80 years it will impact the marketability of the flat. Check with your lender that they are willing to to proceed given the lease term. A short lease means that you will almost definitely need a lease extension sooner rather than later and it is worth discovering what this will be. For most Gowerlease extensions you would be required to have owned the premises for a couple of years in order to be entitled to exercise a lease extension. Best to be warned whether fixing the lift or some other significant cost is pending to be shared by the leasehold owners and could well dramatically impact the level of the service fees or require a specific invoice. The majority of Gower leasehold apartments will have a service bill for the upkeep of the block invoiced on behalf of the landlord. Where you purchase the property you will have to meet this contribution, normally quarterly during the year. This may vary from two or three hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a rentcharge for you to pay annual, ordinarily this is not a exorbitant amount, say approximately £50-£100 but you need to enquire it because sometimes it could be prohibitively expensive.