We have very brash vendors who has insisted on a exclusivity contract with a down payment two thousand pounds. Are such agreements sensible?
There are two main downsides with entering into any lock out contract (occasionally known as a shut-out contract) is that it takes away the focus from progressing with the conveyancing process, so unless it requires limited or no negotiation then it could turn out to be a cause of frustration and delay. It is not particularly popular amongst Kendal conveyancing practitioners for this reason. The other main negative is the extent of the remedies available - an aggrieved purchaser should not expect to be issued with an injunctive ruling by a court to stop the seller disposing of the property to another buyer, so the only remedy available under the agreement will be the reimbursement of abortive costs and, in rare situations, the additional payment of damages.
What is the difference between a licensed conveyancer and conveyancing solicitor in Kendal
There are many registered licenced Conveyancers in Kendal and Solicitor firms in Kendal who can help with your conveyancing We would stress that both are regulated professionals specialising in the legal aspects of transferring property. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am helping my sister sell her flat in Kendal. Does the conveyancing solicitor commission the energy assessment or should I organise this?
After the demise of HIPs, energy assessments was left as a mandatory component of selling a property. An EPC needs to be commissioned before the property is advertised. This is not a task that solicitors normally arrange. If you are using a Kendal conveyancing practitioner they might be able to arrange EPC’s due to their contacts with reputable local providers
We expect to receive a DIP from Coventry BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Kendal solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Kendal solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
My wife and I own a 4 bedroom Victorian house in Kendal. Conveyancing practitioner acted for me and Chelsea Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the exact same address. Is it worth asking Chelsea Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be 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 Kendal and other areas of 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 mortgage companies. You can also question the situation with your conveyancing solicitor who conducted the work.
I am purchasing my first flat in Kendal with a loan from The Mortgage Works. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not to tell my solicitor about this side-deal as it may impact my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, no chain conveyancing. Kendal is the location of the property. Can you shed any light on this issue?
Flying freeholds in Kendal are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kendal you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kendal may ascertain 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.
What does commercial conveyancing in Kendal cover?
Non domestic conveyancing in Kendal covers a broad array of services, provided by regulated solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.