The owners have rather pushy sellers who has recommended a preliminary contract with a non-refundable deposit two thousand pounds. Is it wise to enter into such agreements?

Exclusivity agreements are contracts between a property vendor and prospective acquirer granting the buyer a ‘clear field’ to the sale of the property within an agreed time frame. For all intents and purposes, an exclusivity is a document stating that you will be issued with a contract at a later date being the contract for the actual sale. It is generally utilised for buyer protection though in some cases, the vendor may stand to benefit from such agreements as well. There are various pros and cons to having them but you need to check with your solicitor but note that it may end up costing you more in conveyancing fees. For this these contracts are rare when it comes to conveyancing in Goffs Oak.

It has been 4 months following my purchase conveyancing in Goffs Oak concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I was pointed in your direction by three or four local selling agents in Goffs Oak to select a property lawyer on your site. Is there a financial advantage for Estate Agents to promote your site rather than another?

We don’t make any commission for sending work in our direction. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

My wife and I purchased a leasehold house in Goffs Oak. Conveyancing and Birmingham Midshires mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Goffs Oak who previously acted has now retired. What should I do?

First contact HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to instruct a Goffs Oak conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a split level flat in Goffs Oak, conveyancing formalities finalised June 2012. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Goffs Oak with over 90 years remaining are worth £202,000. The ground rent is £60 charged once a year. The lease expires on 21st October 2082

You have 57 years unexpired we estimate the premium for your lease extension to be between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns 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.

The conveyancers conducting our conveyancing in Goffs Oak has forwarded papers to review that show the property is unregistered with epitome documents. How can it be that the property not registred at HMLR?

The majority of property in Goffs Oak is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Goffs Oak conveyancing lawyers will be able to handle such matters but in the event that uncertainty exists the prevailing guidance presently seems to be for the vendor’s solicitor to register the title first and thereafter sell - this can though naturally result in a significant delay.