Just been in touch with my conveyancing lawyer in Temple who acted for me 18 months ago and wanted a conveyancing costs illustration based on the same type of home move (a leasehold premises and a freehold property) of almost identical values with a mortgage from Norwich and Peterborough Building Society. I am now being quoted twice the amount. Stick with what I know or do I seek out a cheaper internet conveyancer?
The estimate does seem a little on the high side. If you you were to look around you could decrease the fees marginally by perhaps £125. That being said, assuming were happy with the assistance the firm provided you mightlive to regret choosing an a cheaper solicitor. Don't forget to be sure the conveyancer can act for Norwich and Peterborough Building Society. Do utilise our search tool to locate a Temple conveyancing firm on the Norwich and Peterborough Building Society conveyancing panel, which can often include conveyancing solicitors in Temple.
We wanted to use a conveyancing solicitor in Temple for our house move. Our broker has since advised us that our mortgage company Alliance & Leicester won't deal with them. Surely this is unduly restrictive?
Lenders in the main imposes restrictions either the type or the amount of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few banks have reduced the number of firms they permit to act for them. You should note that Alliance & Leicester have no responsibility for the quality of advice provided by any member of Alliance & Leicester Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there remains differing views regarding the level of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that thousands of law firms, including some in or near Temple only carry out very few conveyances per annum.
Should my conveyancer be making enquiries about flooding during the conveyancing in Temple.
Flooding is a growing risk for conveyancers dealing with homes in Temple. Plenty of people will buy a house in Temple, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, however there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Temple. The conventional set of information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the seller to discover if the property has suffered from flooding. If flooding has previously occurred which is not revealed by the seller, then a buyer could bring a claim for damages stemming from an incorrect answer. A purchaser’s conveyancers will also conduct an environmental report. This should reveal whether there is any known flood risk. If so, further inquiries will need to be carried out.
Despite weeks of looking the Title Certificate and documents to our house are lost. The conveyancers who did the conveyancing in Temple 10 years ago are no longer around. What are my options?
Assuming you have a registered title the details of your proprietorship will be held by HMLR under a Title Number. It is possible to perform a search at the Land Registry, locate your property and secure up to date copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I'm buying my first flat in Temple with a mortgage from Bank of Scotland. The sellers would not reduce the price so I negotiated 6k of additionals instead. The sale representative suggested that I not disclose to my solicitor about the deal as it could impact my loan with the bank. 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 business partner and I are planning to take over a lease of a shop on a shopping parade. Can you recommend conveyancers offering competitive costs for non-domestic conveyancing in Temple for less than 2k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Temple, including the sale and purchase of businesses as well as simply property. If you are intending to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we can find you the right solicitor. As for the fees this will depend on the structure and nuances of the deal. Let us have your contact information or telephone so as to enable us to supply you with a detailed commercial conveyancing calculation.