We have very assertive vendors who has insisted on a exclusivity contract with a down payment of 5k. Are such agreements sensible?

This form of arrangement is unusual in Wheathampstead, conveyancers are not keen on them as they detract from the main conveyancing focus and if you end up losing your deposit then the lawyer at best left with an upset client and at worst a litigious one. Secondly, there is no assurance that just because the seller has executed a lock out agreement they will complete the sale with you. They may be tempted to break the contract if they are offered sufficient offer to do so because an aggrieved party with the benefit of a exclusivity agreement will still be duty bound to show losses as a consequence of the breach and these may not compare to the financial upside that your seller may obtain by reneging on the agreement, however morally condemnable it undoubtedly is.

How up to date is your database of Wheathampstead solicitors on the RBS conveyancing panel? Do RBS send you an updated list?

Wheathampstead conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.

Should my lawyer be raising enquiries regarding flooding as part of the conveyancing in Wheathampstead.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Wheathampstead. There are those who acquire a property in Wheathampstead, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, however there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Wheathampstead. The standard property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to discover if the property has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the seller, then a buyer could issue a legal claim for losses resulting from an misleading answer. A purchaser’s conveyancers should also carry out an environmental report. This should reveal whether there is a recorded flood risk. If so, further investigations should be made.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Wheathampstead is the location of the property. Can you offer any assistance?

Flying freeholds in Wheathampstead are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wheathampstead you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wheathampstead 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.

My uncle has urged me to instruct his lawyers for conveyancing in Wheathampstead. Should I find my own conveyancer?

There are no two ways about it the ideal way to select a conveyancing practitioner is to get referrals from friends or family who have previously instructed the firm you're are thinking of instructing.