I am not well enough to travel far from Knighton. What is the rationale as to why all Knighton solicitors aren't automatically on all lender panels?
Lenders ordinarily impose restrictions on either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that the practice needs to have two or more partners. In addition to restricting the type of firm, some banks such as HSBC decided to restrict the number of firms they use to act for them. It is worth noting that banks have no liability for the standard of service given by any Knighton conveyancing practitioner on their panel. Property fraud was a key driver in the rationalisation of solicitor panels from 2008 notwithstanding that there are conflicting views concerning the extent of solicitor involvement in some of that fraud. Statistics via HMLR reveal that thousands of law organisations only carry out less than three conveyances a year. Those vindicating conveyancing panel culls question why law firms should have any entitlement to remain on a lender panel when clearly property law is not their speciality?
I have given 2 months notice to my current landlord and must leave my let out apartment in Knighton by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in 4 weeks as don't want to have to move into short term accommodation?
The normal practice is not to give notice on a rental until you have exchanged. If you have not previously done so, contact to your lawyer and request that they seek the assistance the owners side, try to get a realistic time scale from them that all parties will work to achieve
We see that you have a post code search directory listing firms on the Clydesdale conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Knighton?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Knighton.
I am assisting my aunt sell her property in Knighton. Will the conveyancing solicitor arrange the energy assessment or it is for the seller to see to?
After the abolition of HIPs, energy assessments was maintained a mandatory component of moving house. An energy performance certificate needs to be commissioned prior to the property being marketed. It is not as aspect of the sale process that conveyancers ordinarily organise. Where you are instructing a Knighton conveyancing solicitor they might help arrange energy performance certificates given their relationships with long established Knighton accredited person
My husband and I have arranged the release of further funds on our home loan from HSBC as we wish to carry out improvements to our home in Knighton. Do we need to choose a bricks and mortar Knighton solicitor on the HSBC conveyancing panel to deal with the paperwork?
HSBC do not ordinarily require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC list.
We were going to get a AIP from Coventry BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Knighton solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Knighton solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
My partner and I are downsizing from our house in Knighton and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Knighton. Having lived in Knighton for three years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I have todaydiscovered that Stirling Law have been shut down. They carried out my conveyancing in Knighton for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Knighton conveyancing specialists.