We were about to retain a conveyancing solicitor in Temple Fortune endorsed by you but stumbled across alternative fee calculations via the web look less pricey – how come?
You can find plenty of conveyancers offering at first sight what seems to be very low prices. We suggest that you think long and hard as to how important this transaction is to you that want to take 'cheap' risks over the standard of the legal work. Many of them list a cheap quote to tease you but conceal supplemental fees in the small print..
When does exchange of contracts happen for sale conveyancing in Temple Fortune and am I required to be at the lawyers branch?
Where you are round the corner to our conveyancing solicitors in Temple Fortune you are invited in to sign contracts. That being said, the law practices we recommend supply countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you by post or email. The signing of the property agreement is not when everything is set in stone. A signed contract is just a prerequisite for the solicitor to officially exchange at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Temple Fortune)to be in the office available at the end of the phone to exchange contracts.
My lawyer has informed me that chancel insurance is necessary on my purchase. What is the level of cover for Temple Fortune conveyancing?
The right level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
is it true that all Temple Fortune solicitors on the Barclays conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Barclays approved list of solicitors they would need to be overseen by the SRA. Some banks do list licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Temple Fortune conveyancing practitioner on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I'm buying a new build house in Temple Fortune benefiting from help to buy. The developers would not budge the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not inform my conveyancer about this side-deal as it may affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I am looking into buying my first house which is in Temple Fortune and I am already nervous. I couldn't find anything specific about Temple Fortune. Conveyancing will be needed in due course but do you know about the Temple Fortune area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Temple Fortune. In the meantime here are some basic statistics that we found
Do you have any advice for leasehold conveyancing in Temple Fortune with the purpose of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Temple Fortune can be avoided where you appoint lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ solicitors. Some Temple Fortune leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. You believe that you know the number of years remaining on your lease but it would be wise to verify this via your lawyers. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is less than 80 years. In the circumstances it is essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. The majority of freeholders or managing agents in Temple Fortune levy fees for providing management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Temple Fortune. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Temple Fortune leases often stipulate that internal structural alterations or addition of wooden flooring require a licence issued by the Landlord consenting to such works. Where you fail to have the consents in place do not communicate with the landlord without checking with your conveyancer first.
Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Temple Fortune. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to make a decision on the premium.
An example of a Lease Extension case for a Temple Fortune property is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case affected 1 flat. The unexpired term as at the valuation date was 76 years.