Me and my fiance are buying a 2 bedroom flat in Temple with a mortgage. We have a Temple conveyancer, but the mortgage company says he's not on their "panel". It appears that we have no option but to appoint one of the lender panel conveyancing practices or retain our Temple lawyer as well as pay for one of their panel firms to act for them. We feel that this is inequitable; can we not require that the lender use our Temple conveyancer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Temple conveyancing solicitor to apply to be on the conveyancing panel.

I require expedited conveyancing in Temple as I am under a deadline to exchange contracts within one month. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?

If.Given you are not getting a home loan you have the choice not to have searches carried out although no law firm would suggest that you don't. With plenty of history conveyancing in Temple the following are examples of what can crop up and therefore impact future saleability: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...

Is it simple use your search app to locate a conveyancing solicitor in Temple on the panel for my bank?

1st choose a lender such as HSBC Bank, Bank of Scotland or Nottingham Building Society then specify your preferred area a common one being Temple. Conveyancing practices in Temple and across England and Wales should be identified.

I need to find a conveyancing solicitor for freehold conveyancing in Temple. I happened to land on a site which seems to have the perfect answer If it is possible to get all the legals done via phone that would be preferable. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it more attractive. I have just found out that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Temple. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Temple ?

Most houses in Temple are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Temple in which case you should be looking for a Temple conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’sconsent to carry out changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your solicitor should advise you fully on all the issues.

I am the proprietor of a ground floor flat in Temple. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?

You certainly can. We can put you in touch with a Temple conveyancing firm who can help.

An example of a Lease Extension decision for a Temple premises 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 related to 1 flat. The unexpired residue of the current lease was 66.8 years.