The owners have rather brash vendors who has insisted on a lock out contract with a down payment 6,000. Are such agreements sensible?
There are a couple of primary concerns with executing a lock out agreement (also known as an exclusivity agreement) is that it takes away the focus from moving forward with the conveyancing work, so in the absence of it needing minimal or no negotiation then it could transpire to be unhelpful. It is not strongly advocated by Toton conveyancing lawyers for this reason. A further issue is the extent of the remedies available - an aggrieved purchaser is very unlikely to be issued with an injunction to stop the vendor disposing of the property to a third party, so the only remedy open via the contract will be the recovery of abortive costs and, in restricted situations, the additional payment of damages.
We note that you have a post code search directory identifying solicitors on the UBS conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Toton?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Toton.
I have been referred to a conveyancing solicitor in Toton. I need to find out if they are accepted on the Skipton Building Society conveyancing panel. Can you advise?
The first thing you should do is phone your conveyancer and enquire whether they can act for the lender. Alternatively you can get in touch with Skipton Building Society who may be able to assist.
I acquired my home on 2 March and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Toton expressed confidence that it would be formalised in a couple of weeks. Are titles in Toton uniquely lengthy to register?
As far as conveyancing in Toton registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether there are errors and if the Land registry need to notify any interested parties. As of today in the region of 80% of such applications are completed within two weeks but some can be subject to longer hold-ups. Historically registration takes place after the purchaser is living at the premises thus an expedited registration is not typically top priority yet if there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
I have been sourcing a conveyancing lawyer in Toton for my home move. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
Anyone can search for documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded telephone calls for training purposes.
I've recently bought a leasehold property in Toton. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I invested in buying a ground floor flat in Toton, conveyancing having been completed in 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Toton with a long lease are worth £265,000. The ground rent is £50 invoiced every year. The lease expires on 21st October 2101
You have 75 years left to run the likely cost is going to span between £8,600 and £9,800 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.