Are all Temple Conveyancing Quality Solicitors on the Lloyds conveyancing panel?

It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

Is it the case that all Temple solicitor firms on the Lloyds conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Lloyds conveyancing panel they would need to be governed by the SRA. Some lenders do list licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.

I am selling my house. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being difficult. The Temple solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.

I am buying my first flat in Temple benefiting from help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not inform my solicitor about this side-deal as it may put at risk my mortgage with the bank. Is this normal?.

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.

Due to the input of my in-laws I had a survey completed on a property in Temple in advance of appointing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some lenders may not give a loan on such a property.

It varies from the lender to lender. Lloyds has different requirements from Halifax. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Temple. Conveyancing may be slightly more expensive based on your lender's requirements.

Should I use a Temple conveyancing solicitor based in the location that I am purchasing? An old friend can perform the legal work but his firm is located over three hundred kilometers away.

The primary upside of using a high street Temple conveyancing firm is that you can attend the office to execute documents, present your identification documents and pester them where appropriate. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were content that must surpass using an unfamiliar Temple conveyancing solicitor solely due to them being local.

My folks are unable to locate their Temple land registry title on the site. They recall that back in the 60’s when they acquired the property there were complications with the post code not being identified on some systems.

The vast majority of residences in Temple should show up. Have you tried a search to just the postcode. Normally it should mention all the premises within that postcode. Assuming the property is registered it will show up with a title number. Where they bought back in the 70’s it's conceivable it may be not yet registered. The address might still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title papers which could be with your parent’s lender.