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

There are two primary drawbacks with executing a lock out contract (occasionally referred to as an exclusivity agreement) is that it takes away the focus from moving forward with the conveyancing work, so in the absence of it needing minimal or no negotiation then it could transpire to be a hindrance. It is not promoted amongst Dronfield conveyancing lawyers as a result. A supplemental concern is the extent of the remedies available - a jilted purchaser is not likely to win an injunctive ruling by a court to prevent the seller disposing of the property to a third party, so the only remedy open via the contract will be the recovery of abortive costs and, in limited circumstances, the extra payment of damages.

Last month we had a mortgage agreed in principle with Aldermore. Dronfield conveyancing lawyers have been chosen. How long does it take for Aldermore to issue the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Aldermore done the survey? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I can not fathom if my bank requires a lease extension. I have called into my local Dronfield bank branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Dronfield conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. I simply don't know who is right.

Your lawyer has to comply with the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I was told three weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Dronfield is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.

I'm purchasing a new build house in Dronfield benefiting from help to buy. The sellers would not reduce the amount so I negotiated 6k of extras instead. The house builders rep told me not disclose to my conveyancer about the extras as it may impact my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I am 17 days into a leasehold purchase having been directed to a firm by the high street agent to execute conveyancing in Dronfield. I am not happy. Could you help me find new conveyancers?

They would have to be really poor in order to consider replacing them. Has your mortgage been issued? If so you need to make them aware of the new lawyer and ensure the offer are re-sent. Your conveyancer should be on the mortgage company panel to avoid escalating expenses and complications. That should be your first question of the new lawyers. Our find a solicitor tool will assist you in finding a lender approved solicitor for your home move in Dronfield

What is the average legal costs for conveyancing in Dronfield?

The average fee in 2014 for conveyancing in Dronfield was just under one thousand five hundred pounds not including Stamp Duty and Land Registry fees.