We note that you have a post code search directory identifying firms on the Bank of Ireland conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Knutsford?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Knutsford.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Knutsford so that I can attend their offices if required.
As opposed to ten years ago, almost all banks no longer need their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to hand over ID documents and there are still distinct advantages to choosing a locally based practitioner, in your case a conveyancing solicitor in Knutsford.
I am assisting my niece sell her flat in Knutsford. Does the solicitor order the EPC or do I organise this?
Following the abolition of Home Information Packs, EPC’s was left as a mandatory part of moving house. An energy performance certificate should be to hand before the property is marketed. This is not a task that lawyers normally organise. Where you are using a Knutsford conveyancing practitioner they may be willing to arrange energy performance certificates due to their contacts with long established local assessors
I have paid off my mortgage with Nottingham. I assume I don't need a Knutsford lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in Knutsford. My financial adviser suggested a property lawyer. I paid an on account payment of £175. A couple of days later, the property lawyer contacted me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I decided to have a survey done on a house in Knutsford before retaining lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some lenders may refuse to issue a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you contact us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Knutsford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Knutsford to see if the conveyancing costs will increase in light of this.
Is it possible to change firm as I need to find a firm on the Barclays Direct conveyancing list. I instructed a family conveyancing solicitor in Knutsford five minutes from me but she is not approved by Barclays Direct
It would be our pleasure to assist you select a conveyancing solicitor in Knutsford on the Barclays Direct panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Knutsford. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Knutsford.
What advice can you give us when it comes to choosing a Knutsford conveyancing firm to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Knutsford conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Knutsford conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
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How many lease extensions has the firm carried out in Knutsford in the last year? What are the legal fees for lease extension conveyancing?
I bought a garden flat in Knutsford, conveyancing was carried out 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Knutsford with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2083
With 58 years remaining on your lease the likely cost is going to be between £22,800 and £26,400 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.