Are you able to recommend a Nationwide Building Society accepted Temple Fortune conveyancing conveyancer that can complete within less than a month? Would it be better to use a local Temple Fortune firm or an online firm?

We would be happy to suggest some excellent Temple Fortune conveyancing firms. Another option is to visit the high street in Temple Fortune. Go in to two or three law practices and request to speak with a conveyancing solicitor for a fee estimate. Discuss your deadline together with your reasons and get an assurance on your deadline. Select the one that you are most comfortable with.

Can you help - my lawyer says that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Temple Fortune?

The right level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such insurances.

I am the only beneficiary of my late father’s estate with all property in now in my sole name, including the house in Temple Fortune. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship will be considered the same way as if I'd bought 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." By the strict wording you might be caught by that. How practical a view banks take of it, depend on the bank as this requirement is chiefly there to identify the purchase and immediately sell or the flipping of property.

Are all Temple Fortune Conveyancing Quality Solicitors on the HSBC conveyancing panel?

Some major lenders now utilise 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 Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

Despite weeks of looking the Title Certificate and documents to our home can not be found. The solicitors who did the conveyancing in Temple Fortune 10 years ago have long since closed. 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 owner of your registered land or premises, as the Land Registry have everything they need in a digital format.

Am I right to be concerned that 3rd parties that I am dealing with are recommending a factory type conveyancing firm rather than a High Street Temple Fortune conveyancing firm?

As is the case with lots of service providers, often recommendations from relatives can be worth their weight in gold. Nevertheless there are many people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and banks might all put forward conveyancers to instruct. Sometimes the lawyers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You have the right to select your own lawyer. You need to be aware that the majority of banks have an approved list of conveyancers you must use for the lender related work in your home move.

Due to exchange soon on a studio apartment in Temple Fortune. Conveyancing lawyers have said that they report fully within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Temple Fortune should include some of the following:

You would want to be sent a copy of the lease Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? You should be informed what counts as a Nuisance as far as the lease is concerned Does the lease prohibit wood flooring? Whether the lease restricts you from renting out the flat, or having a home office for business

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Temple Fortune conveyancing firm to act on my behalf?

in cases where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the premium.

An example of a Lease Extension case for a Temple Fortune premises 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 affected 1 flat. The unexpired term was 76 years.