We have rather pushy vendors who has recommended a lock out agreement with a payment 10k. Are such agreements sensible?

Exclusivity agreements are agreements between a property owner and prospective buyer giving the buyer the sole right to purchase the property within a prescribed time frame. For all intents and purposes, a lock out is a document specifying that you should be issued with a contract at a later time which is the contract for the actual sale. It tends to be used for buyer protection though in many situations, the vendor may enjoy an upside from such agreements as well. There are various pros and cons to using an agreement but you should to check with your solicitor but beware that it may result in costing you extra in conveyancing fees. For this these contracts are avoided in relation to conveyancing in Heywood.

Can your site be used to locate a Conveyancing solicitor in Heywood even where I’m not buying or disposing of a house, for example where I want to buy a shop in Heywood with a mortgage from Birmingham Midshires?

The service is mainly there to get a quote from domestic conveyancing solicitors in Heywood but we have listed towards the end of this page a selection of Heywood commercial conveyancing firms. You should make contact with the firm directly to see if they are also authorised to represent Birmingham Midshires

My wife and I purchased a renovated Victorian property in Heywood. Conveyancing practitioner acted for me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Heywood and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing practitioner who conducted the purchase.

Do you have any advice for leasehold conveyancing in Heywood from the perspective of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Heywood can be reduced where you get in touch lawyers as soon as you market your property and ask them to put together the leasehold documentation which will be required by the buyers’ representatives.
If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Arranging a re-issued share certificate can be a time consuming formality and delays many a Heywood conveyancing transaction. Where a reissued share is needed, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Heywood leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such works. If you dont have the paperwork to hand you should not communicate with the landlord without contacting your lawyer before hand. If you have had any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to reveal the dispute as over rather than unsettled.

Leasehold Conveyancing in Heywood - Sample of Queries Prior to buying

What prohibitions exist in the Heywood Lease? How is the lease structured? Where a Heywood lease has fewer than 80 years it will have adverse implications on the value of the flat. It is worth checking with your bank that they are content with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this will be. For most Heywoodlease extensions you will be required to have been the owner of the premises for 24 months in order to be eligible to extend the lease.

We are in the process of selling our flat in Heywood. Conveyancing lawyers are doing their job but we are being charged an extortionate amount by the landlord. To date we have issued a cheque for £275 for a leasehold management pack and then a further £134.40 for responses to questions raised by the buyers conveyancing practitioner.

You will not have control over the extent of the charges for this information however the average fee for the information for Heywood leasehold property is £350. For Heywood conveyancing sales it is customary for the owner to pay for these charges. The landlord or their agents are not duty bound to answer these questions although many will be content to do so - albeit often at exorbitant prices out of proportion to the work involved. Regretfully there is no legislation that requires fixed charges for administrative tasks. There is no statutory time frame by which they are duty bound to supply answers.