We have rather pushy sellers who has suggested a preliminary agreement with a payment 10k. Is it wise to enter into such agreements?

There are a couple of primary concerns with entering into any lock out agreement (sometimes known as a no-shop agreement) is that it diverts attention away from making progress with the conveyancing work, so in the absence of it needing limited or no negotiation then it may turn out to be a cause of frustration and delay. It is not promoted by Shotton conveyancing lawyers as a result. A further concern is the extent of the remedies available - a jilted buyer is not likely to obtain injunctive relief to stop the owner disposing of the property to another buyer, so the only remedy open via the agreement will be the reimbursement of wasted charges and, in restricted circumstances, the extra payment of damages.

When can the exchange of contracts happen for domestic conveyancing in Shotton and am I required to be at the lawyers branch?

If you are near to our conveyancing solicitors in Shotton you are welcome to come in to sign contracts. That being said, the law practices we recommend offer countrywide coverage for conveyancing and give just as detailed and professional a job for you when communicating with you by post or email. The executing of the contract is not the critical part. Signing on the dotted line is just a prerequisite for the solicitor to address the formalities at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Shotton)to be in the office at the appropriate time.

Just bought a detached house in Shotton , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Shotton conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.

As far as conveyancing in Shotton is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and whether the Land registry communicate with any third parties. Currently roughly 80% of submission are completed in less than three weeks but occasionally there can be longer hold-ups. Registration is effected after the buyer is living at the premises thus post completion formalities is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Shotton is the location of the property. Can you shed any light on this issue?

Flying freeholds in Shotton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shotton you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shotton may ascertain 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 premises.

Expecting to exchange soon on a basement flat in Shotton. Conveyancing solicitors inform me that they are sending me a report next week. What should I be looking out for?

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

You should receive a copy of the lease Alterations to the premises Repair and maintenance of the flat Where does the liability rest to repair and maintain the building. It is essential that you know who is responsible the repair and maintenance of all parts of the block and communal areas Does the lease prohibit wood flooring?

I inherited a studio flat in Shotton, conveyancing was carried out in 1997. Can you work out an approximate cost of a lease extension? Similar properties in Shotton with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2092

With 67 years remaining on your lease we estimate the price of your lease extension to be between £10,500 and £12,000 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.