The sellers of the house we are hoping to buy are using a conveyancing solicitor in Griffithstown who has recommended a lock out agreement with a non-refundable deposit two thousand pounds. Are such agreements sensible?

This form of preliminary agreement isn't frequently used in Griffithstown, conveyancers are not keen on them as they detract from the main conveyancing focus and if you end up having your deposit forfeited then the lawyer at best left with an upset client and at worst a litigious one. Furthermore, there is no guarantee that just because the seller has executed a lock out agreement they will complete the sale with you. They may be inclined to break the contract if they are offered sufficient offer to do so because an aggrieved party with the benefit of a exclusivity agreement will still have to establish consequential losses from the breach and these may not equalise the financial upside that the owner may obtain by breaking the contract, no matter how morally shameful that may be.

2 months have elapsed following my purchase conveyancing in Griffithstown took place. I have checked the Land Registry website 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 premises 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 have been on the look out for a ground for flat up to £195,000 and found one near me in Griffithstown I like with amenity areas and transport links nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Griffithstown for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a mortgage the shortness of the lease will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

Am I better off to appoint a Griffithstown conveyancing practitioner based in the vicinity that I am purchasing? An old friend can conduct the legal formalities however his firm is located 400kilometers away.

The primary upside of using a local Griffithstown conveyancing firm is that you can attend the office to execute paperwork, hand in your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were happy that must surpass using an unknown Griffithstown conveyancing lawyer just because they are round the corner.

We expect to complete our sale of a £275,000 flat in Griffithstown on Friday in a week. The freeholder has quoted £372 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Griffithstown?

Griffithstown conveyancing on leasehold apartments often involves the purchaser’s conveyancer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries most will be willing to assist. They are entitled to invoice a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some situations it is above £800. The administration charge invoiced by the landlord must be sent together with a synopsis of entitlements and obligations in respect of administration charges, without which the charge is technically not due. In reality one has no choice but to pay whatever is requested of you should you wish to sell the property.

Griffithstown Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing

Are any of leasehold owners in dispute over their service charge liability? Please note that where the lease has less than 80 years it will affect the value of the apartment. Check with your bank that they are happy with remaining years on the lease. A short lease means that you will most likely have to extend the lease at some point and it is worth finding out how much this will be. For most Griffithstownlease extensions you would be be obliged to have owned the residence for 24 months in order to be entitled to carry out a lease extension. It would be sensible to investigate if there are any onerous prohibitions in the lease. By way of example it is fairly common in Griffithstown leases that pets are not permitted in in a block in Griffithstown. If you like the apartmentin Griffithstown yet your cat can’t live with you then you will be faced difficult choice.