I am looking for value for money property lawyer. Do I opt for a nationwide conveyancer as opposed to a high street Knebworth conveyancing solicitor?
Existing third party connections are another important factor to consider when choosing conveyancing lawyers. Knebworth law firms benefit from connections with lenders and estate, local authorities, valuers and other law firms meaning the whole process is going to be much smoother for you. Hosting years of intelligence of the local area is also a plus .
When it comes to lenders such as Coventry BS, do Knebworth lawyers incur a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I am expecting a DIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Knebworth solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Knebworth solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Knebworth property lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
Will my solicitor be asking questions concerning flooding during the conveyancing in Knebworth.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Knebworth. Plenty of people will purchase a property in Knebworth, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a various searches that can be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Knebworth. The standard completed inquiry forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to determine whether the property has suffered from flooding. In the event that the property has been flooded in past which is not revealed by the owner, then a buyer could bring a claim for damages stemming from an inaccurate reply. The purchaser’s solicitors will also conduct an environmental report. This will higlight if there is any known flood risk. If so, further investigations should be made.
The deeds to our property can not be found. The conveyancers who dealt with the conveyancing in Knebworth 5 years ago no longer exist. What are my next steps?
As long as the title is registered the details of your ownership will be recorded by HMLR with a Title Number. It is possible to conduct a search at the Land Registry, identify your house and secure up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be ordered for a small fee.
How does conveyancing in Knebworth differ for newly converted properties?
Most buyers of new build residence in Knebworth approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Knebworth tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Knebworth or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Knebworth is the location of the property. Can you offer any guidance?
Flying freeholds in Knebworth are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Knebworth you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Knebworth may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.