The owners have rather brash sellers who has insisted on a preliminary agreement with a payment two thousand pounds. Is it wise to enter into such agreements?

Lock out agreements are agreements binding a property vendor and purchaser granting the buyer the sole right to the sale of the property for a certain period of time. For all intents and purposes, an exclusivity is a document specifying that you should receive a contract at a later date being the contract for the actual sale. It tends to be used for buyer protection though in many situations, the seller may enjoy an upside from such agreements as well. There are numerous positives and negatives to having them but you should to check with your conveyancer but beware that it may end up costing you extra in conveyancing charges. For this these agreements are avoided when it comes to conveyancing in Beddgelert.

My uncle advised me that in buying a property in Beddgelert there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?

We are aware of anumerous of properties in Beddgelert which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Beddgelert should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My fiancee and I are in the process of viewing apartments in Beddgelert and I am now considering a potential offer. Is it wise to have my lawyer on ‘stand by’? I intend to finance via a home loan with Aldermore.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being difficult. The Beddgelert solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Beddgelert. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Beddgelert

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

We're new on the property ladder - had an offer accepted, but the property agent informed us that the owners will only go ahead if we use their recommended solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer used to conveyancing in Beddgelert

It is highly unlikely the owners are driving this. Should the owner desire ‘a quick sale', turning down a serious purchaser is counter productive. Contact the vendors directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you intend to instruct your own,trusted Beddgelert conveyancing lawyers - as opposed tothose that will earn their estate agent a introducer fee or meet his conveyancing figures pre-set by senior management.

I have just started marketing my basement flat in Beddgelert. Conveyancing lawyers have not yet been instructed, but I have recently had a quarterly service charge invoice – should I leave it to the buyer to sort out?

It best that you clear the service charge as you normally would as all rents and service charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I inherited a 1st floor flat in Beddgelert, conveyancing having been completed 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Beddgelert with an extended lease are worth £222,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2096

With just 70 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.