Is the fact that my solicitor in Knowle is not on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent 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) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Knowle conveyancing practice and enquire why they are no longer on the approved list for your lender.
We are getting closer to an exchange on a house in Knowle and my mum and dad have sent the ten percent deposit to my property lawyer. I am now told that as the deposit has been sent from someone other than me my property lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the bank regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to be an issue?
Your conveyancing practitioner is obliged to check with lender to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
How up to date is your search tool for Knowle conveyancing solicitors on the Aldermore conveyancing panel? Do Aldermore send you an updated list?
Knowle conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.
My wife and I have recently appointed a conveyancing solicitor in Knowle. I I am struggling to find out whether they are accepted on the Accord Mortgages Ltd approved list of lawyers. Could you or the lender confirm if they are on the panel?
You should e-mail your solicitor and ask them whether they can act for the lender. Otherwise please call Accord Mortgages Ltd who may be able to assist.
My partner and I are downsizing from our home in Knowle and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing firm as opposed to a conveyancing solicitor in Knowle. Having lived in Knowle for three years we know that this is a non issue. Do we contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to 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 life insurance to cover that same sickness)
Due to the encouragement of my in-laws I had a survey completed on a house in Knowle in advance of appointing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some banks tend refuse to give a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Knowle. Conveyancing will be smoother if you use a solicitor in Knowle especially if they are accustomed to such properties in Knowle.