My husband and I are only a couple days away from an exchange on a flat in Temple and my parents have sent the ten percent deposit to my conveyancer. I am now advised that as the deposit has been sent from someone other than me my solicitor needs to disclose this to my lender. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the bank about my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to be an issue?
Your solicitor is obliged to check with mortgage company to ensure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I am helping my niece sell her flat in Temple. Does the conveyancing solicitor order the EPC or should I organise this?
Following the abolition of Home Information Packs, energy assessments was kept a mandatory element of moving house. An energy performance certificate needs to be commissioned before the property is advertised. It is not something that lawyers normally organise. If you are instructing a Temple conveyancing lawyer they might be willing to arrange energy assessments due to their relationships with long established Temple accredited person
My wife and I buying a detached bungalow in Temple. Our aim is to an extension at the rear at the house.Will the conveyancing process involve enquiries to see if these alterations are allowed?
Your conveyancer will check the deeds as conveyancing in Temple can sometimes identify restrictions in the title documents which restrict certain works or need the consent of a 3rd party. Certain extensions call for local authority planning permissions and approval under the building regulations. Certain areas 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 ahead of any purchase.
I am selling my flat. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being difficult. The Temple solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Have completed on a a detached house in Temple , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Temple conveyancing solicitor has been painfully slow, so I want to check the registration formalities are dealt with.
There is nothing unique about conveyancing in Temple registration formalities. As opposed to being determined by geographic area, timeframes can vary subject to who lodges the application, whether there are errors and if the Land registry must send notices to any other parties. Currently in the region of 80% of such applications are fully addressed within 12 days but occasionally there can be longer delays. Registration takes place once the buyer has moved in to the premises thus 'speed' is not usually top priority yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
About to purchase a new build apartment in Temple. Conveyancing is a frightening process 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.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Temple
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants.
How does the Landlord & Tenant Act 1954 affect my business premises in Temple and how can you help?
The 1954 Act affords security of tenure to commercial lessees, granting the a statutory right to apply to court for a renewal lease and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Temple
I am thinking of appointing a conveyancing lawyer in Temple for my home move. Is there any facility to review a firm’s record with the profession’s regulator?
Members of the public can find published Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.