It is 10 years ago since I acquired my property in Temple. Conveyancing lawyers have recently been instructed on the sale but I can't find my deeds. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be with the lender or they may be in the possession of the conveyancers who oversaw your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Temple relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
My wife and I buying a 4 bedroom semi-detached house in Temple. The intention is to convert the garage to an office at the house.Will legal due diligence on the property include checks to determine if these works are prohibited?
Your solicitor will check the registered title as conveyancing in Temple will on occasion reveal restrictions in the title deeds which restrict certain changes or need the permission of a 3rd party. Many works call for local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
I had a mortgage agreed in principle with Nationwide. Temple conveyancing lawyers are instructed. How long does it take for Nationwide to send the offer to the conveyancing practitioner?
There is no definitive answer here. Have Nationwide done the valuation? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Intending to buy a apartment in Temple. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds 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 Lloyds conveyancing panel.
I decided to have a survey carried out on a house in Temple prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some banks may not grant a mortgage on such a house.
It varies from the lender to lender. Santander has different requirements from Halifax. If you e-mail us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Temple. Conveyancing may be slightly more expensive based on your lender's requirements.
My business partner and I are intending to take over a lease of an office on a shopping parade. Can you recommend lawyers offering competitive charges for commercial conveyancing in Temple for less than £2000?
We can recommend firms who have specialist knowledge of commercial conveyancing in Temple, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right solicitor. Regarding the costs this will depend on the structure and nuances of the deal. Please provide us with your details or call us so that we can supply you with a detailed commercial conveyancing calculation.
In my capacity as executor for the will of my grandfather I am disposing of a property in Newport but I am based in Temple. My conveyancer (based 260 kilometers from mehas requested that I sign a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in Temple who can attest this legal document for me?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Temple based
Can you provide any top tips for leasehold conveyancing in Temple from the perspective of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Temple can be reduced if you get in touch lawyers the minute your agents start marketing the property and ask them to put together the leasehold documentation which will be required by the buyers’ conveyancers. Some Temple leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet 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 buyers or their solicitors. If you hold a share in a the freehold, you should make sure that you are holding the original share document. Organising a replacement share certificate is often a time consuming process and frustrates many a Temple home move. Where a new share is required, do contact the company officers or managing agents (if relevant) for this as soon as possible. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to ongoing.
My wife and I have hit a brick wall in seeking a lease extension in Temple. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Temple conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal 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 affected 1 flat. The unexpired lease term was 66.8 years.