Me and my partner are purchasing a 1 bedroom apartment in Knottingley with a mortgage. We wish to retain our Knottingley conveyancer, however the lender advise she’s not on their "panel". It seems we have no option but to select one of the mortgage company panel solicitors or keep our Knottingley solicitor and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Knottingley conveyancing solicitor to apply to be on the conveyancing panel.
It is is a decade since I acquired my house in Knottingley. Conveyancing solicitors have recently been instructed on the sale but I can't find my title deeds. Is this a major issue?
You need not be too concerned. First there is a chance that the deeds will be retained by the lender or they may be in the possession of the solicitor who oversaw your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Knottingley relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
My uncle informed me that in purchasing a property in Knottingley there could be a number of restrictions prohibiting external alterations to the property. Is this right?
We are aware of a number of properties in Knottingley which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Knottingley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my purchase has taken place for my property in Knottingley. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
It is unclear whether my bank requires a lease extension. I have called my Knottingley bank branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Knottingley conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their published requirements. Who do I believe?
As long as the property lawyer is on the mortgage company approved list, they must comply with the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I require expedited conveyancing in Knottingley as I am under an ultimatum to exchange contracts inside 2 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?
If.Given you are not taking a mortgage you are at free not to do searches although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Knottingley the following are examples of issues that can appear and adversely affect future saleability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Railway Schemes,...
I am purchasing a new build house in Knottingley with a loan from Platform Home Loans Ltd. The developers would not move on the amount so I negotiated £7000 of extras instead. The estate agent advised me not disclose to my solicitor about the extras as it may affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I am selling my home. My former solicitors have shut. I am in need of a recommendation of a conveyancing firm. Im based in Knottingley if that makes things easier.
Please use our search tool to help you choose a solicitor for your conveyancing in Knottingley. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.