Much to our surprise we have been notified by our estate agent that my Knowle solicitor is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?
You need to contact your Knowle lawyer directly. You lawyer should notify you what has happened. Where they are not on the panel they may recommend you to a Knowle conveyancing practice that is on the conveyancing panel for your bank.
When can the exchange of contracts occur in residential conveyancing in Knowle and do I need to be at the conveyancers office?
If you are round the corner to one of the conveyancing solicitors in Knowle you are welcome to attend to sign contracts. However, the law practices we recommend provide a nationwide conveyancing service and give as equally diligent and professional a job for you when communicating with you digitally. The signing of the contract is not the critical part. A signed contract is necessary for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Knowle)to be in the office at the appropriate time.
we are a couple who are buying a purpose built apartment in Knowle with a homeloan from Accord Mortgages Ltd.We would like to retain our Knowle conveyancing solicitor but Accord Mortgages Ltd says she’s not on their approved list of member firms. We have to appoint a Accord Mortgages Ltd panel lawyer or keep our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Accord Mortgages Ltd use our lawyer?
Unfortunately,no. The loan issued to you is subject to its various provisions, a common one being that lawyers must be on the Accord Mortgages Ltd approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Accord Mortgages Ltd
My fiancee and I are in the process of viewing apartments in Knowle and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a home loan with Nationwide.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are seeking a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
Bank of Ireland have agreed my mortgage in principle, my offer on a flat in Knowle has been agreed to, what happens next?
Your estate agent will want to know who your solicitors are (make sure the lawyers are on the lender’s panel). Call up Bank of Ireland or the financial adviser and finalise any relevant forms. Bank of Ireland will instruct a valuer who will get in contact with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Bank of Ireland will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Knowle.
Our sealed bid on a house in Knowle has been accepted, the owners do nevertheless have a tied purchase. The sellers have put an offer on on an apartment, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a high street conveyancing solicitor in Knowle. What should be my next step? When should I get the mortgage application with Coventry BS going?
It is usual to have anxieties 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 one thousand pounds, then survey, Knowle conveyancing search fees, etc). The first thing to do is check that your solicitor is on the Coventry BS approved list. Concerning the subsequent phase this very much depends on the uniqueness of your transaction, attraction to this property and on the state of the market. In a buoyant market many purchasers would apply for a home loan with Coventry BS and arrange for the valuation and only if it comes back ok would they pay their solicitor to proceed with searches.
Should commercial conveyancing searches disclose proposed roadworks that may impact a commercial land in Knowle?
Many commercial conveyancing solicitors in Knowle will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Knowle. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Knowle.
For each commercial conveyancing transaction in Knowle it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Knowle commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Knowle.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Knowle and how can you help?
The particular law that you refer to gives protection to commercial lessees, granting the dueness to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Knowle is one of the numerous areas of the UK in which our lawyers are based