The sellers of the home we are looking to purchase are using a conveyancing practitioner in Glossop who has suggested a preliminary contract with a non-refundable deposit of 5k. Are such agreements promoted for Glossop conveyancing transactions?

This form of contract is not the norm in Glossop, conveyancers are not keen on them as they detract from the main conveyancing focus and if you end up having your deposit forfeited then the lawyer is left exposed. Secondly, there is no certainty that just because the vendor has signed an exclusivity contract they will complete the sale with you. They may be motivated to break the agreement if they are offered sufficient incentive to do so because an aggrieved claimant with the benefit of a exclusivitycontract will still have to show losses as a consequence of the breach and this may not amount to the extra amount that your vendor may secure by breaching the contract, however morally shameful that may be.

How do I investigate if the solicitor carrying out my conveyancing in Glossop is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Chelsea Building Society thus spending £192.00 in supplemental conveyancing fees.

Please do take advantage of the find a conveyancing panel solicitor tool on this site. Please choose the mortgage company and type ‘Glossop’ or your location and you will discover numerous conveyancers located in Glossop or by proximity to you.

Will our solicitor be making enquiries regarding flooding as part of the conveyancing in Glossop.

Flooding is a growing risk for lawyers specialising in conveyancing in Glossop. Plenty of people will purchase a property in Glossop, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, but there are a various searches that can be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Glossop. The standard completed inquiry forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to determine if the premises has suffered from flooding. In the event that the premises has been flooded in past and is not disclosed by the owner, then a buyer may bring a claim for damages as a result of such an incorrect response. The buyer’s solicitors will also conduct an environmental report. This should higlight whether there is a recorded flood risk. If so, more detailed inquiries should be carried out.

Are there restrictive covenants that are commonly identified as part of conveyancing in Glossop?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Glossop. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am intending to rent out my leasehold flat in Glossop. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

The lease governs relations between the freeholder and you the leaseholder; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Glossop do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I acquired a 1st floor flat in Glossop, conveyancing was carried out 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Glossop with an extended lease are worth £260,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2100

With 75 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.