The sellers of the home we are looking to purchase have appointed a conveyancing solicitor in Hunstanton who has suggested a preliminary contract with a deposit 10k. Are such agreements sensible?
Lock out agreements are contracts binding a property vendor and purchaser giving the buyer exclusive rights to purchase the premises for a certain period of time. Essentially, an exclusivity is a document specifying that you should be issued with a contract at a later date which is the contract for the actual sale. It tends to be used for buyer confidence though in some cases, the seller may enjoy an upside from such agreements as well. There are many pros and cons to having them but you need to check with your conveyancer but beware that it may result in costing you extra in conveyancing charges. For this these agreements are unusual in relation to conveyancing in Hunstanton.
As someone not used to the Hunstanton conveyancing process what is the number one tip you can impart concerning the legal transfer of property in Hunstanton
Not many law firms or advisers will tell you this but conveyancing in Hunstanton and elsewhere in Norfolk is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of opportunity for friction between you and other parties involved in the legal transfer of property. For instance, the seller, estate agent and sometimes your bank. Appointing a lawyer for your conveyancing in Hunstanton should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose interest is to act in your best interests and to protect you.
Sometimes a third party with a vested interest will try and persuade you that you should follow their advice. For example, the selling agent may claim to be helping by claiming that your conveyancer is dragging his heels. Or your mortgage broker may advise you to do something that is contrary to your conveyancers advice. You should always trust your lawyer above all other parties in the conveyancing process.
This question may be naive but I am wet behind the ears as a first time buyer of a ground floor flat in Hunstanton. Do I pick up the keys to the house on completion from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Hunstanton?
On the day of completion you will not be required to attend the conveyancers office in Hunstanton. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be called to pick up the keys from the property Agents and move into your new home. Usually this occurs early afternoon.
The formalities of my purchase has taken place for my property in Hunstanton. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
After weeks of negotiation I have agreed a price on a house in Hunstanton. My financial adviser pressured me to appoint their property lawyer. I paid an upfront payment of £175. Soon after, the solicitor contacted me sheepishly admitting that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I own a renovated Edwardian property in Hunstanton. Conveyancing solicitor represented me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read 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 Hunstanton and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing lawyer who carried out the work.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Hunstanton is the location of the property. Is there any guidance you can give?
Flying freeholds in Hunstanton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hunstanton you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hunstanton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I need to instruct a conveyancing practitioner in Hunstanton for my remortgage. Is there any facility to check a firm’s record with the legal regulator?
One may find presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA could monitor call for training purposes.