Me and my partner are due to complete on the purchase of a house in Temple Mills but as a consequence of damage from the recent storms I have was able negotiate reparation from the vendor in the sum of £2k by way of a deduction in the price. I had intended this to be dealt with as part of amending the contract yet Lloyds will not agree to this. Should they have been notified?

The property lawyer being on the Lloyds conveyancing panel is required to inform Lloyds of any changes to the sale price. If you prohibit your solicitor to report the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new property lawyer for your conveyancing in Temple Mills.

I am buying a semi-detached house in Temple Mills. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Temple Mills you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Temple Mills.

Should our solicitor be asking questions about flooding as part of the conveyancing in Temple Mills.

The risk of flooding is if increasing concern for lawyers conducting conveyancing in Temple Mills. There are those who buy a property in Temple Mills, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, but there are a number of checks that may be initiated by the purchaser or by their conveyancers which should give them a better appreciation of the risks in Temple Mills. The standard information sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to find out whether the premises has suffered from flooding. If the premises has been flooded in past which is not disclosed by the owner, then a buyer may issue a compensation claim as a result of such an incorrect answer. The purchaser’s solicitors may also carry out an environmental report. This will indicate whether there is any known flood risk. If so, additional investigations will need to be made.

Taking into account that I will soon part with hundreds of thousands of pounds on a garden flat in Temple Mills I wish to have a conversation with the conveyancer concerning thehome move ahead of instructing the firm. Can this be arranged?

Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your property ownership legalities in Temple Mills.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The solicitors that we put you in touch with believe that the figure you are provided with for residential conveyancing in Temple Mills should be the figure that you end up paying.

Can you offer any advice when it comes to choosing a Temple Mills conveyancing firm to deal with our lease extension?

When appointing a solicitor for lease extension works (regardless if they are a Temple Mills conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Temple Mills conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:

How many lease extensions have they completed in Temple Mills in the last year?

Temple Mills Conveyancing for Leasehold Flats - Examples of Queries before buying

You should be aware that where the lease has no more than eighty years it will affect the value of the apartment. It is worth checking with your mortgage company that they are happy with the length of the lease. A short lease means that you will probably require a lease extension at some point and you need to have some idea of how much this will be. Remember, in most cases you would need to own the residence for 24 months in order to be entitled to exercise a lease extension. It is important to be aware if fixing the lift or some other significant cost is pending that will be shared by the leasehold owners and could well materially impact the level of the maintenance charges or result in a one off payment. The answer will be helpful as a) areas can result in problems for the block as the communal areas may start to deteriorate where maintenance are not paid for b) if the tenants have an issue with the managing agents you will wish to have full disclosure