The vendors of the property we are hoping to buy have instructed a conveyancing firm in Stanwell who has suggested a exclusivity agreement with a deposit 6,000. Is it wise to enter into such agreements?
This kind of agreement isn't common in Stanwell, conveyancers are often found to direct clients away from them as they detract from the main conveyancing focus and if you end up losing your deposit then the lawyer at best left with an upset client and at worst a litigious one. Secondly, there is no certainty that just because the proprietor has entered into an exclusivity contract they will complete the sale with you. They may be in contravention of the contract if they receive sufficient incentive to do so because an aggrieved claimant with the benefit of a lockout agreement will still be legally obliged to establish consequential losses from the breach and these may not amount to the extra amount that the owner may obtain by breaking the contract, no matter how morally condemnable it undoubtedly is.
I own a freehold premises in Stanwell but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Stanwell and has limited impact for conveyancing in Stanwell but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
I am buying a semi-detached house in Stanwell. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Stanwell you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Stanwell.
This question may be naive but I am unexperienced as a 1st time buyer of a two bedroom flat in Stanwell. Do I receive the keys to the property on completion from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Stanwell?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you should be called to pick up the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
How can we know in advance if a Stanwell conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Stanwell obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your transaction.
My offer was accepted on an apartment in Stanwell on 28/11/2024, valuation was booked 3 days later, received a clean bill of health. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Are Yorkshire BS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
We are downsizing from our home in Stanwell and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Stanwell lawyer would know this is not the case. It does beg the question why the purchasers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Stanwell. Having lived in Stanwell for six years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Due to the encouragement of my in-laws I had a survey completed on a property in Stanwell prior to appointing solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some banks tend refuse to grant a mortgage on such a house.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stanwell. Conveyancing may be slightly more expensive based on your lender's requirements.