My partner and I are only a couple days away from an exchange on a house in Knutsford and my parents have transferred the exchange deposit to my conveyancer. I am now informed that as the deposit has not arrived from me my property lawyer needs to disclose this to my bank. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I advised the lender regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your conveyancer is obliged to clarify with mortgage company 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 bank if you agree, failing which, your lawyer must cease to continue acting.
We are purchasing a apartment in Knutsford. It might be a silly question but how we can trust a lawyer? At some point we have to send funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Are all Knutsford Conveyancing Quality Solicitors on the UBS conveyancing list of approved firms?
Some major lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
The formalities of my purchase has taken place for my property in Knutsford. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases 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 with full details of your complaint.
I moved into my house on 14 September and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Knutsford advises it will be concluded in a couple of weeks. Are transfers in Knutsford uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Knutsford registration formalities. Rather than based on location, timescales can adjust depending on the party submitting the application, whether there are errors and if the Land registry have to notify any interested persons or bodies. Currently in the region of three quarters of submission are fully dealt with in less than three weeks but some can be subject to longer delays. Registration is effected after the new owner has moved in to the premises thus an expedited registration is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Knutsford is where the house is located. Can you offer any opinion?
Flying freeholds in Knutsford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Knutsford you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Knutsford may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Is there anything unique about your site and other web based conveyancing solicitors for conveyancing in Knutsford?
At this site obtain an accurate quote via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Knutsford. Unlike many estate agents and brokerage sites we are not in the business of charging firms a fee if you instruct them for your conveyancing in Knutsford
Our solicitor in Knutsford has discovered a a problem with the lease for the property we are buying in Knutsford. The other side have put forward title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer says that as he is on the lender conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the lender?
Just because you have a mortgage offer from the lender does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Knutsford conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the bank are the client. The appropriate lender requirements have to be complied with by the lender conveyancing panel who has to balance acting for you and the mortgage company