Unfortunately I am unable to travel far from Temple. Is there a reason why all Temple property lawyers aren't included on all bank panels?
Banks ordinarily restrict either the nature or the number of conveyancing solicitors on their panel. Frequent examples of such restriction(s) being that a firm needs to have at least two partners. As well as restricting the structure of firm, some banks decided to limit the number of conveyancers they allow to represent them. You should note that lenders have no liability for the accuracy of advice provided by any Temple solicitor on their panel. Property fraud was the main trigger for the culling of conveyancing panels in the last decade notwithstanding that there are conflicting thoughts about whether solicitors sat at the center of that fraud. Statistics published by the Land Registry indicates that thousands of law firms only transact a couple of conveyances a year. Those advocating conveyancing panel consolidation ask why conveyancing firms deserve any entitlement to be on a bank panel when clearly conveyancing is not their primary expertise?
I am considering applying for a Lloyds mortgage for purchase of a newly converted (under development) in Temple with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Despite weeks of looking the Title Certificate and documents to our home are lost. The lawyers who dealt with the conveyancing in Temple 5 years ago have long since closed. What are my next steps?
You no longer need to hold title original deeds to evidence that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Temple and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial leaseholders, granting the legal entitlement to make a request to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Temple is one of the numerous areas of the UK in which the firms we work with are based
My uncle has suggested that I use his conveyancing solicitors in Temple. Should I use them?
No doubt the best way to select a conveyancing lawyer is to get feedback from friends or relatives who have actually previously instructed the firm that you are contemplating using.