We have very brash sellers who has suggested a exclusivity contract with a down payment two thousand pounds. Are such agreements sensible?

There are two main drawbacks with signing a lock out agreement (sometimes known as an exclusivity agreement) is that it takes away the focus from progressing with the conveyancing process, so unless it requires little or no negotiation then it could turn out to be a hindrance. It is not particularly popular by Urmston conveyancing solicitors as a result. A supplemental negative is the extent of the remedies available - an aggrieved purchaser is not likely to win an injunction to prohibit the seller selling to another buyer, so the only remedy available under the agreement will be the reimbursement of wasted costs and, in restricted situations, the additional payment of damages.

Having invested time looking at consumer advice sites for a conveyancing lawyer in Urmston, most comment that I should look for a CQS accredited lawyer. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing procedures through the scheme protocol the standard covers many partnerships who handle conveyancing in Urmston.

I opted to have a survey done on a house in Urmston in advance of appointing solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some lenders may not give a loan on this type of home.

It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you e-mail us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Urmston. Conveyancing will be smoother if you use a solicitor in Urmston especially if they are acquainted with such properties in Urmston.

How difficult is it to switch firm as I have to instruct a firm on the Godiva Mortgages Ltd conveyancing panel. I was using a local conveyancing solicitor in Urmston five minutes from me but she is not approved by Godiva Mortgages Ltd

It would be our pleasure to assist you find a conveyancing solicitor in Urmston on the Godiva Mortgages Ltd panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Urmston. In making use of search facility on this page, you can scrutinise charges for conveyancing solicitors in Urmston and throughout England and Wales.

I only have 72 years remaining on my flat in Urmston. I now want to get lease extension but my freeholder is absent. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to track down the freeholder. On the whole a specialist may be helpful to conduct investigations and to produce a report which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Urmston.

Leasehold Conveyancing in Urmston - Examples of Questions you should consider Prior to Purchasing

Best to be warned if redecorating or some other major work is anticipated to be shared by the leasehold owners and will dramatically increase the the maintenance costs or result in a specific invoice. This question is useful as a) areas can cause problems for the building as the communal areas may start to deteriorate if maintenance are not paid for b) if the leasehold owners have an issue with the managing agents you will need to know about it It would be wise to discover as much as you can concerning the managing agents as they will either make your life much simpler or uncomfortable. As the proprietor of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to every day issues like the cleanliness of the communal areas. Ask other tenants what they think of them. On a final note, be sure you know the dates that you are obliged pay the service charge to the appropriate party and specifically how they are spending that money.