Am I correct in assuming that the fact that my conveyancer in Knaphill is not listed on my lender's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Knaphill conveyancing firm and enquire why they are no longer on the approved list for your lender.
When it comes to lenders such as UBS, do Knaphill conveyancers face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Can I be sure that the Knaphill conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Knaphill getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your conveyancing.
I have finally had an offer on an apartment in Knaphill agreed to, the sellers do however have a dependent purchase. The owners have offered on on an apartment, but it’s not yet tied up, and are looking at other apartments booked. I have chosen a bricks and mortar conveyancing solicitor in Knaphill. What do I do now? When do I get the mortgage application with Coventry BS started?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Knaphill conveyancing search costs, etc). First, you must ensure that your conveyancing practitioner is on the Coventry BS conveyancing panel. Regarding the next phase this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. In a hot market some home buyers will apply for the mortgage with Coventry BS and arrange for the valuation and only if it comes back ok would they pay their solicitor to move forward with the conveyancing in Knaphill.
Me and my brother own a terraced Victorian property in Knaphill. Conveyancing solicitor represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the matching address. Is it worth asking Accord Mortgages Ltd to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Knaphill and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing solicitor who conducted the purchase.
I'm purchasing my first flat in Knaphill with the aid of help to buy. The builders refused to budge the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not inform my lawyer about this deal as it may affect my mortgage with HSBC Bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Is it possible to switch firm as I need to appoint one who is on the Nottingham Building Society conveyancing list. I hired a local conveyancing solicitor in Knaphill five minutes from me but the firm is not approved by Nottingham Building Society
We will our best to assist in finding you a conveyancing solicitor in Knaphill on the Nottingham Building Society panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Knaphill. In making use of search facility on this page, you can contrast costs for conveyancing solicitors in Knaphill and beyond.
In surfing the internet for the words conveyancing in Knaphill it shows results of numerous conveyancerslocally. How do I determine which is the right property lawyer for me?
The ideal method of seeking a suitable conveyancer is through a trusted referral, so enquire of colleagues and family who have purchased a property in Knaphill or the reputable estate agent or financial adviser. Charges for conveyancing in Knaphill differ, so it's sensible to secure at least four fee calculations from different companies. Be sure to secure confirmation that the charges are assured not to rise.