The owners of the house we are purchasing have appointed a conveyancing practitioner in Plumstead who has insisted on a lock out contract with a deposit 6,000. Are such agreements sensible?

Lock out contracts are agreements between a property owner and purchaser giving the buyer exclusive rights to purchase the premises within an agreed time frame. Essentially, an exclusivity agreement is a contract specifying that you will receive a contract at a later time which is the contract for the actual sale. It tends to be used for buyer assurance though in many situations, the vendor may enjoy an upside from such agreements as well. There are many positives and negatives to using an agreement but you should to check with your conveyancer but note that it may result in incurring extra in conveyancing charges. For this these agreements are not popular in relation to conveyancing in Plumstead.

I am the registered owner of a freehold house in Plumstead but still invoiced for rent, why is this and what is this?

It is rare for properties in Plumstead and has limited impact for conveyancing in Plumstead but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

I need some fast conveyancing in Plumstead as I have pressure to complete inside one month. Fortunately I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?

As you are are a cash buyer you are at liberty not to have searches conducted although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Plumstead the following are examples of what can crop up and adversely affect future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Road Schemes,...

I'm purchasing a new build house in Plumstead benefiting from help to buy. The developers refused to reduce the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not disclose to my lawyer about the side-deal as it would impact my mortgage with the lender. Do I keep my lawyer in the dark?.

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.

My husband and I are FTB’s - had an offer accepted, yet the selling agent informed us that the owners will only go ahead if we appoint the agent's recommended lawyers as they want a ‘quick sale’. We would rather use a family conveyancer who is familiar with conveyancing in Plumstead

It is improbable the sellers are driving this. If they require ‘a quick sale', turning down a motivated purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are motivated buyers (b)you are ready to progress, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Plumstead conveyancing lawyers - as opposed tothe ones that will give the estate agent a referral fee or hit his conveyancing figures set by corporate headquarters.