Why would one appoint a Temple conveyancing practice when online conveyancers are cheap by comparison?

Its a good idea to compare conveyancing costs in Temple and you should seek a competitive quote but don’t become consumed with hunting for the cheapest Temple conveyancer. Locating the right conveyancer can be the difference between a seamless and a frustrating house move. It is important that you ensure that you have expert guidance from a trusted solicitor. Emails can't take the place of a telephone conversation and can never replicate a face to face appointment. The firms that we work with will appoint you a qualified and top rated conveyancing solicitor that will handle your conveyancing from beginning to end, providing a level of personalised service that you rarely receive from an online conveyancer. He or She will update you as to any developments making sure that you are regularly updated. Should you need to contact the office you will be sure who you need to speak to and we'll be sure you are in the know.

A friend advised me that in buying a property in Temple there may be various restrictions prohibiting external alterations to a property. Is this right?

We are aware of anumerous of properties in Temple which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Temple should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am due to move home in May. Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Temple. Conveyancing lawyer was chosen prior to coming across your site.

On the day of completion you will need to pick up the keys from your estate agent however this should only happen after the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you will need to inform the removal men that they can start moving you in. We are not in a position to recommend a particular removal organisation but can help you locate a conveyancing in Temple or a lawyer with expertise in conveyancing in Temple.

I am selling my house. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being pedantic. The Temple solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

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

I purchased my apartment on 3 August and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Temple expressed confidence that it would be formalised in a couple of weeks. Are properties in Temple particularly slow to register?

There is nothing unique when it comes to conveyancing in Temple registration formalities. Rather than based on location, timeframes can differ depending on who lodges the application, whether there are errors and if the Land registry must send notices to any 3rd parties. At present roughly three quarters of such applications are fully dealt with within 12 days but occasionally there can be extensive hold-ups. Registration is effected after the new owner is living at the premises so 'speed' is not always primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.

I've recently bought a leasehold house in Temple. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a ground floor flat in Temple. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?

Absolutely. We are happy to put you in touch with a Temple conveyancing firm who can help.

An example of a Lease Extension case for a Temple residence is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case was in relation to 1 flat. The unexpired lease term was 66.8 years.

I have miscalculated my finances and am a couple of thousand pounds short a 10% deposit on my flat purchase in Temple , but I am keen proceed. What can I do?

One option is to try and accept a lesser deposit. Many vendors will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second