The owners have very pushy sellers who has insisted on a lock out agreement with a deposit 6,000. Are such agreements appropriate for Putney Vale conveyancing transactions?

There are two main concerns with entering into any lock out contract (occasionally referred to as an exclusivity agreement) is that it takes away the focus from moving forward with the conveyancing process, so unless it requires little or no negotiation then it may turn out to be unhelpful. It is not strongly advocated by Putney Vale conveyancing solicitors as a result. A further negative is the extent of the remedies available - a jilted purchaser is very unlikely to secure injunctive relief to stop the owner completing the sale to an alternative purchaser, so the only remedy available under the contract will be the reimbursement of abortive charges and, in rare scenarios, the additional payment of damages.

Having sold my house in Putney Vale last November but my buyer keeps telephoning me to moan that her lawyer needs to hear from mysolicitor. What should have happened now that I have sold?

After completion of your sale your lawyer is committed to forward the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Where appropriate, your solicitor must also send confirmation that the home loan has been paid off to the buyers lawyers. There is unlikely to be post completion formalities specific conveyancing in Putney Vale.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Putney Vale is the location of the property. Can you shed any light on this issue?

Flying freeholds in Putney Vale are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Putney Vale you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Putney Vale may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My husband and I are first time buyers - agreed a price, but the property agent informed us that the seller will only move forward if we instruct their recommended lawyers as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Putney Vale

We suspect that the owner is unaware of this demand. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Avoid the agents and go straight to the sellers and make the point that (a)you are genuine buyers (b)you are ready to go, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you will continue to use your own,trusted Putney Vale conveyancing firm - as opposed tothose that will earn their estate agent a referral fee or achieve conveyancing targets pre-set by head office.

Planning to sign contracts shortly on a basement flat in Putney Vale. Conveyancing lawyers assured me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Putney Vale should include some of the following:

Where does the liability rest for maintaining the window frames Details of the parties to the lease, e.g. these could be the (you), superior lessor, landlord You should have a good understanding of the insurance obligations Does the lease prevent you from subletting the property, or having a home office for business

After months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Putney Vale. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the sum to be paid.

An example of a Freehold Enfranchisement decision for a Putney Vale premises is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case affected 7 flats. The remaining number of years on the lease was 75.88 years.