My partner and I are approaching an exchange on a property in Temple and my mum and dad have transferred the exchange deposit to my conveyancing practitioner. I am now advised that as the deposit has not arrived from me my solicitor needs to disclose this to my bank. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your conveyancing practitioner is duty bound to clarify with the bank to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
Having sold my house in Temple last June but the buyer keeps texting daily to moan that their conveyancer is waiting to hear from mysolicitor. What are the post completion sale formalities following completion?
After completion of your sale your lawyer should forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer must also confirm that the legal charge in favour of the lender has been paid off to the buyers conveyancers. There are no post completion tasks specific conveyancing in Temple.
When scouring consumer advice sites for an affordable solicitor in Temple, most advise that I should look for a CQS kitemarked solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing processes through the scheme protocol the standard includes numerous organisations who handle conveyancing in Temple.
How does conveyancing in Temple differ for newly converted properties?
Most buyers of new build or newly converted property in Temple contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because house builders in Temple tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Temple or who has acted in the same development.
How do I search for a Temple law firm on the TSB conveyancing panel? I am a keen cyclist and am prepared to travel upto 25kilometers to meet the conveyancer.
Feel free to make use of the facility on this website. Please choose the lender and your location and you will see a number of Temple conveyancing lawyers located nearest you. We have detailed some Temple conveyancing firms towards the end of this page and you can call them to see whether they are on the TSB approved list
Helen (my wife) and I may need to rent out our Temple garden flat for a while due to taking a sabbatical. We used a Temple conveyancing firm in 2002 but they have since shut and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?
Even though your last Temple conveyancing lawyer is not available you can review your lease to see if it allows you to sublet the property. The rule is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you must seek consent via your landlord or some other party prior to subletting. This means you not allowed to sublet in the absence of prior consent. The consent should not be unreasonably turned down. If the lease prohibits you from letting out the property you should ask your landlord for their consent.
We have reached the end of our tether in trying to purchase the freehold in Temple. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We are happy to put you in touch with a Temple conveyancing firm who can help.
An example of a Lease Extension case for a Temple premises is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case related to 1 flat. The unexpired term as at the valuation date was 66.8 years.