We have very pushy sellers who has recommended a preliminary agreement with a payment 10k. Are such arrangements the norm for Dartmouth conveyancing transactions?

This kind of contract is unusual in Dartmouth, 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 assurance that just because the seller has executed a lock out contract they will sell to you. They may be tempted to break the contract if they are offered a large enough financial inducement to do so because an aggrieved party with the benefit of a lockout agreement will still be duty bound to establish consequential losses from the breach and these may not compare to the extra amount that your vendor may gain by breaching the agreement, no matter how morally shameful the behaviour is.

Various web forums that I have come across warn that are the primary reason for delay in Dartmouth house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Dartmouth.

I am buying a new build house in Dartmouth with a mortgage from Santander. The developers would not reduce the price so I negotiated £7000 of additionals instead. The sale representative suggested that I not inform my lawyer about the side-deal as it may adversely affect my mortgage with the lender. Should I keep quiet?.

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 opted to have a survey done on a house in Dartmouth before instructing conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some mortgage companies may not give a loan on this type of house.

It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Dartmouth. Conveyancing may be slightly more expensive based on your lender's requirements.

Having had my offer accepted I require leasehold conveyancing in Dartmouth. Before diving in I want to be sure as to the unexpired term of the lease.

If the lease is registered - and 99.9% are in Dartmouth - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a 1st floor flat in Dartmouth, conveyancing was carried out half a dozen years ago. 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? Comparable flats in Dartmouth with a long lease are worth £176,000. The ground rent is £50 yearly. The lease ends on 21st October 2104

With 80 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.