AssumingI was to purchase a freehold homein Temple Fortune mortgage fee and have no survey and no local authority searches how much could I expect to have to pay for conveyancing in Temple Fortune?
Any savings you would achieve will be isolated to the Temple Fortune conveyancing searches. The conveyancer is obliged to do the vast majority of work - money laundering, correspond with your vendors solicitor, SDLT submission, register the ownership etc. You might save a bit for them not needing to register a charge however it will not be a lot.
At what point can the exchange of contracts occur in sale conveyancing in Temple Fortune and do I need to attend the solicitors office?
Where you are in close proximity to one of the conveyancing solicitors in Temple Fortune you are invited in to sign contracts. That being said, the lender approved solicitors we work with supply a countrywide conveyancing service and provide as equally diligent and professional a job for you when dealing with you digitally. The signing of the purchase agreement is not the critical part. Signing on the dotted line is necessary for the firm to exchange contracts at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Temple Fortune)to be in the office available at the end of the phone to exchange contracts.
I have been told by my solicitor that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Temple Fortune?
The right level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
I'm the sole recipient of my late father’s will and I have everything in my name now, including the my former home in Temple Fortune. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the property in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How practical a view mortgage companies take of it, depend on the bank as this obligation is chiefly there to capture subsales or the flipping of property.
Is it the case that all Temple Fortune CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
Some major lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who handled the conveyancing in Temple Fortune 5 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to have the physical original deeds to evidence that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
I today plan to offer on a house that seems to meet my requirements, at a great figure which is making it more attractive. I have since found out that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Temple Fortune. Conveyancing lawyers have not yet been instructed. Will they explain the issues?
Most houses in Temple Fortune are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Temple Fortune in which case you should be looking for a Temple Fortune conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’spermission to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer should report to you on the legal implications.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Temple Fortune conveyancing firm to represent me?
Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to assess the price.
An example of a Lease Extension case for a Temple Fortune property is Flat 2 2 Netherfield Road in April 2010. The Tribunale held that premium payable for a 90 year extension to the existing Lease should be £7,705. This case was in relation to 1 flat. The remaining number of years on the lease was 76 years.