We hired a Temple based firm for our conveyancing in Temple last week. Reviewing the Ts and Cs I noteI am liable for charges even if the sale doesn't happen. Would I be best advised to select a web based solicitor practice who offer no-sale-no-fee conveyancing in Temple?
Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will generally be uplifted to counteract the conveyances that do not go ahead. Dont forget that these arrangements tend not to cover expenses for instance Temple conveyancing search fees.
When it comes to mortgage companies such as Bank of Ireland, do Temple conveyancing practitioners face a fee to be on the list of approved solicitors?
We are unaware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Temple bank branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Temple conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I have no idea who is right.
As long as the lawyer is on the lender panel, she or he must adhere to the CML Handbook requirements for the lender. 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.
Intending to buy a maisonette in Temple. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Temple conveyancing practitioner is on the HSBC conveyancing panel.
Should our lawyer be raising enquiries concerning flooding as part of the conveyancing in Temple.
Flooding is a growing risk for conveyancers conducting conveyancing in Temple. Plenty of people will purchase a property in Temple, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, however there are a various checks that may be carried out by the buyer or by their lawyers which will give them a better appreciation of the risks in Temple. The standard information given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to discover whether the property has suffered from flooding. If flooding has previously occurred and is not revealed by the owner, then a purchaser may issue a claim for damages as a result of such an misleading reply. The purchaser’s conveyancers will also carry out an environmental report. This should higlight if there is a recorded flood risk. If so, further inquiries will need to be initiated.
I used Wolstenholmes several years ago for my conveyancing in Temple. Now, I need the documents but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Temple of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Temple. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Temple
The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants.
Can you please clarify what my options are where my Temple conveyancing searches shows negative entries?
Normally, most adverse entries disclosed in Temple conveyancing search results can be handled in advance of completion or indemnity insurance could possibly be taken. It is crucial to note that although you are purchasing the property and may be content to accept the search results, your mortgage lender may not, and ultimately they have the word say.