We have very assertive sellers who has insisted on a preliminary agreement with a non-refundable deposit of 5k. Is it wise to enter into such agreements?
This type of preliminary agreement is not the norm in Welling, conveyancers will often encourage clients away from them as they detract from focusing on the main conveyancing focus and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no certainty that just because the vendor has entered into a lock out agreement they will sell to you. They may breach the agreement if they receive sufficient incentive to do so because an aggrieved buyer with the benefit of a lockout agreement will still have to show losses as a consequence of the breach and this may not compare to the financial benefit that the owner may secure by breaching the agreement, however morally reprehensible the behaviour is.
Do lawyers request money on account when it comes to conveyancing in Welling?
If you are buying a property in Welling your solicitor will request that you to provide them with monies to cover the the cost of the conveyancing searches. Generally this is called for to cover the fees of the conveyancing searches. When the down payment is as part of the purchase price then this should be asked for shortly ahead of contracts are exchanged. Any further balance that is needed will be payable shortly before completion.
Forgive me if this question is silly but I am new to the house moving as FTB of a two bedroom flat in Welling. Do I pick up the keys to the premises on the completion date from my lawyer? If so, I will find a High Street conveyancing solicitor in Welling?
On the day of completion you do not need to attend the conveyancers office in Welling. Conveyancing lawyers for you will transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be invited to pick up the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
I am selling my apartment. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being a right pain. The Welling solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Welling solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Welling surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a house in Welling? or Apparently there is historic law that could mean that owners of property residing in a parish church boundary will be compelled to pay for maintenance towards the chancel within the church. Is this relevant for conveyancing in Welling?
Unless a prior purchase of the property completed post 12 October 2013 you can expect lawyers delivering conveyancing in Welling to remain encouraging a chancel search and or insurance against a claim.
I have todaydiscovered that Wolstenholmes have closed. They conducted my conveyancing in Welling for a purchase of a leasehold apartment 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Welling conveyancing specialists.
About to purchase a new build apartment in Welling. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Welling
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared.