The owners have very assertive vendors who has suggested a lock out contract with a deposit two thousand pounds. Are such agreements sensible?

This kind of contract is unusual in Chapeltown, conveyancers are not keen on them as they detract from focusing on the main conveyancing focus and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no certainty that just because the owner has entered into an exclusivity agreement they will complete the sale with you. They may be in contravention of the agreement if they are offered a large enough offer to do so because an aggrieved buyer with the benefit of a exclusivity agreement will still have to establish consequential losses from the breach and these may not compare to the extra amount that your seller may obtain by breaching the agreement, however morally reprehensible it undoubtedly is.

Should commercial conveyancing searches reveal planned roadworks that could impact a commercial land in Chapeltown?

Many commercial conveyancing solicitors in Chapeltown will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Chapeltown. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Chapeltown.

For each commercial conveyancing transaction in Chapeltown it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Chapeltown commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Chapeltown.

I used Arc property Solicitors several years ago for my conveyancing in Chapeltown. I now require my file but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Chapeltown of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing a new build house in Chapeltown with a loan from . The builders refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not reveal to my conveyancer about the deal as it will impact my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My husband and I are novice buyers - agreed a price, yet the agent told us that the owners will only proceed if we appoint the agent's recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Chapeltown

We suspect that the seller is unaware of this requirement. Should the vendor desire ‘a quick sale', turning down a serious purchaser is not the way to achieve this. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Chapeltown conveyancing firm - not the ones that will earn their estate agent a introducer fee or achieve conveyancing thresholds pre-set by senior management.