How do I search for the right lawyer to provide a quality service for our conveyancing in Temple?

Option 1 is to ask your friends and family who they experienced using in the past and if they were happy with the service.

Option 2 is to use a search tool on the web for conveyancing in Temple. Telephone two or three from the list and invite them to send you their conveyancing costs illustrations and have a conversation with the lawyer who will conduct the conveyancing prior tomaking your decision.

Option 3 is to make use of this site to assist you in finding the right solicitors for you based on your personal requirements including location,timings, complications and who the proposed mortgage company is. Resist the temptation to opt for ninety nine pound conveyancing in Temple

Can conveyancing in Temple to be done in less than two weeks?

In the event that the seller is applying pressure to complete we would recommend that your solicitor is familiar with the area as they will have local relationships and insight. It is even conceivable that they could have transacted previoushouses in the same street. Therefore consider using a Temple conveyancing firm. In addition, make sure that the lawyer is on the on the approved list for your mortgage company. It is said that nearly one in five of Temple conveyancing transactions are delayed or derailed after discovering a purchaser’s lawyer was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the conveyancing being delayed by almost three weeks. It is believed that this issue affects in the region of one hundred thousand home sales every year. Many Temple conveyancing firms can not represent certain banks so do check at the outset.

I had intended to instruct a property lawyer in Temple for our house purchase. Our financial adviser informed us that our mortgage company Bank of Scotland won't deal with them. Why is this not regarded as unfair competition?

Pre- 2008 most mortgage companies had an appetite for risk which was higher than today. Almost all Temple conveyancing firms would have been on most lender panels. The Financial Services Authority in 2010 completed a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms concerning their operations and their employees and establishing certain criteria such a completing on a minimum amount of conveyancing. Many Temple conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Temple is amongst the hundreds of areas where the lawyers we recommend are members of the panel for Bank of Scotland.

Is it correct that all Temple CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing panel?

Some major lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s 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 firms wishing to remain on their approved list of firms.

is it true that all Temple conveyancing solicitors on the Yorkshire BS conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being a right pain. The Temple solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

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

Various online forums that I have come across warn that are the primary cause of hinderance in Temple house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of slowing down conveyancing in Temple.