I am purchasing a property and require a conveyancing solicitor in Temple Mills who is on the Lloyds TSB Bank solicitor. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Lloyds TSB Bank in certain locations such as Temple Mills. We dont recommend any particular firm.

I am due to move property in February. Does my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Temple Mills. Conveyancing solicitor was organised prior to coming across your website.

On the afternoon of completion you will need to pick up the keys from your estate agent however this should only occur after the previous owners solicitors advise the agent that they have the completion monies and the keys can be released. After that you should advise the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can help you locate a residential property solicitor in Temple Mills or a legal practice with expertise in conveyancing in Temple Mills.

Is it the case that all Temple Mills CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved practices?

It is true that some lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s 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 firms.

Is there a list of RBS panel solicitors in Temple Mills on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of lenders make their panel listings viewable online. Where you are seeking to appoint a Temple Mills conveyancer on the RBS please make the most of our facility.

I'm purchasing my first flat in Temple Mills benefiting from help to buy. The builders refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my conveyancer about the side-deal as it could put at risk my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a ground for flat up to £195,000 and found one round the corner in Temple Mills I like with open areas and railway links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Temple Mills in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a mortgage the shortness of the lease will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

I am using a search engine for the words conveyancing in Temple Mills it brings up numerous property lawyersin the area. With so much choice what is the best way to find the right property lawyer for me?

The ideal way of choosing a suitable conveyancer is via personal referral, so enquire of friends and those you trust who have purchased a property in Temple Mills or a reputable estate agent or mortgage broker. Fees for conveyancing in Temple Mills vary, so it's a good idea to secure at least four quotes from varying types of companies. Make sure that you clarify that the fees are fixed.