My wife and I are soon to exchange on the purchase of a property in Temple Fortune but as a result of wreckage from some water damage at the property I have managed to agree compensation from the current proprietors of three thousand pounds in the form of a reduction in the price. This was going to be addressed as part of the conveyancing process but Leeds Building Society are not allowing this. Should they have been notified?
The lawyer being on the Leeds Building Society conveyancing panel is required to disclose to Leeds Building Society of any changes to the sale price. If you were to refuse your lawyer to report the reduction to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new property lawyer for your conveyancing in Temple Fortune.
As someone not used to conveyancing in Temple Fortune what is the number one tip you can impart for the house moving process in Temple Fortune
You may not hear this from too many lawyers but conveyancing in Temple Fortune or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is an abundance of opportunity for friction between you and other parties involved in the ownership transfer. E.g., the vendor, estate agent and even potentially the lender. Appointing a lawyer for your conveyancing in Temple Fortune should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to protect your best interests and to keep you safe.
Every so often a potential adversary may attempt to persuade you that it is in your interests to do things their way. For instance, the selling agent may claim to be assisting by claiming that your lawyer is slow. Or your financial adviser may advise you to do something that is against your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Our mortgage company has recommended solicitors on their panel based in Temple Fortune but I would rather use a conveyancing lawyer in Temple Fortune local to me. Are you able to help?
It is by no means the case that all Temple Fortune conveyancing practitioners are on all banks conveyancing panel. Use our find an approved solicitor tool to choose a Temple Fortune conveyancing conveyancer on the on the bank panel.
I used Arc property Solicitors a few years ago for my conveyancing in Temple Fortune. Now, I need the documents but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Temple Fortune of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Temple Fortune is where the house is located. What do you suggest?
Flying freeholds in Temple Fortune are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Temple Fortune you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Temple Fortune may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should one as executor remove a departed person's name from the title deeds for a house in Temple Fortune?
Where a Temple Fortune property is jointly owned and one of the proprietors dies, the name will not immediately be removed from the Land Registry title. You are not required to remove their name as in the event of a sale your conveyancer would simply need to evidence as to the reason the joint owner is missing from the transfer, usually this takes the form of the probate documents.
With a view to making things more straight forward in the future you can apply to have the deceased party erased from the title register by submitting an application to HMLR with proof of the death. There is no land registry fee payable.