We have very pushy vendors who has insisted on a lock out agreement with a payment of 5k. Are such agreements sensible?

There are a couple of main downsides with signing a lock out contract (also referred to as an exclusivity agreement) is that it can distract from making progress with the conveyancing process, so unless it requires little or no negotiation then it may transpire to be unhelpful. It is not promoted amongst Axmouth and Branscombe conveyancing lawyers for this reason. A supplemental negative is the extent of the remedies available - an aggrieved buyer is very unlikely to be issued with injunctive relief to bar the vendor disposing of the property to an alternative purchaser, so the only remedy open via the contract will be the recovery of wasted charges and, in rare circumstances, the additional payment of penalties.

Can your site be used to recommend a Conveyancing solicitor in Axmouth and Branscombe even if I’m not buying or selling a house, for instance where I intend to acquire an office in Axmouth and Branscombe with a loan from Santander?

The service is mainly used to find domestic conveyancing solicitors in Axmouth and Branscombe but we have set out at the bottom of this page some Axmouth and Branscombe commercial conveyancing firms. You should speak with the solicitors directly to establish if they can also act for Santander

Are all Axmouth and Branscombe Conveyancing Quality Solicitors on the Co-operative conveyancing panel?

It is true that some lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

Barclays have agreed my home loan in principle, my offer on a house in Axmouth and Branscombe has been agreed to, now what?

Your estate agent will wish to be informed of your property lawyer's details (ensure that the lawyers are on the bank’s panel). Call up Barclays or your broker and complete any relevant documentation. Barclays will sellect a valuer who will get in touch with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes approximately a week to get a mortgage offer. Barclays will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Axmouth and Branscombe.

Our sealed bid on a property in Axmouth and Branscombe has been accepted, the vendors do however have a tied purchase. The sellers have offered on on an apartment, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have instructed a nearby conveyancing solicitor in Axmouth and Branscombe. What do I do now? At what point do I apply for the mortgage with Co-operative?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, Axmouth and Branscombe conveyancing search fees, etc). The first course of action is to ensure that your property lawyer is on the Co-operative conveyancing panel. As to the next phase this very much dictated by the specifics of your case, attraction to this property and on the state of the market. During a rising market many buyers would apply for a home loan with Co-operative and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with the conveyancing in Axmouth and Branscombe.

I have justfound out that Stirling Law have been shut down. They conducted my conveyancing in Axmouth and Branscombe for a purchase of a leasehold flat 12 months ago. How can I check that the property is registered correctly in the name of the former proprietor?

The easiest way to see if the property is registered to you, you can make 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 Axmouth and Branscombe conveyancing specialists.

Jane (my partner) and I may need to rent out our Axmouth and Branscombe garden flat for a while due to a career opportunity. We used a Axmouth and Branscombe conveyancing practice in 2002 but they have since shut and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?

Your lease governs the relationship between the landlord and you the leaseholder; in particular, it will set out if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Axmouth and Branscombe do not contain an absolute prevention of subletting – such a clause would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

I acquired a 2 bed flat in Axmouth and Branscombe, conveyancing was carried out 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Axmouth and Branscombe with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2106

With just 80 years unexpired the likely cost is going to range between £8,600 and £9,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.