It has come to my attention via my IFA that my Knaphill property lawyer is not on the bank Solicitor panel. How can I be sure whether this is correct?

Your first step should be to call your Knaphill conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.

As someone unfamiliar with conveyancing in Knaphill what is the number one tip you can give me concerning the home moving process in Knaphill

You may not hear this from too many lawyers but conveyancing in Knaphill or throughout is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and other parties involved in the legal transfer of property. E.g., the seller, property agent and even potentially a mortgage company. Choosing a law firm for your conveyancing in Knaphill is a critical decision as your conveyancer is your adviser, and is the SOLE person in the transaction whose interest is to act in your legal interests and to keep you safe.

On occasion a potential adversary will attempt to persuade you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by claiming that your conveyancer is slow. Or your financial adviser may advise you to do something that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties in the conveyancing process.

Is it correct that all Knaphill CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing panel?

It is true that some banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

We have agreed to purchase a house in Knaphill. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

As you are obtaining a mortgage with your lawyer must follow the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for . The CML Handbook sets out minimum conditions for solar panel roof-space leases, and are required to report to where a lease fails to satisfy these conditions. The conditions relate to the installation of panels on properties countrywide and is not limited to Knaphill.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Knaphill bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Knaphill conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. Who do I believe?

Provided that the is on the bank panel, they must comply with the CML Handbook specifications 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am a fortnight into a residential purchase having been referred to conveyancers by the high street agent to handle our conveyancing in Knaphill. We are not happy. Could you you assist me in finding new conveyancers?

A conveyancer would have to be very bad in order to consider diss instructing them. Has your mortgage been sent? In the event that it has you must advise them of the replacement solicitor and get the offer are re-issued. Your new conveyancer should be on the mortgage company approved list to avoid supplemental charges and complications. That should be your first question of the new lawyers. The search tool can help you find a bank approved lawyer for your home move in Knaphill

I own a leasehold flat in Knaphill. Conveyancing was completed in 2010. I have read on numerous advice forums that I mustn’t let the lease length fall too low. What is the reasoning?

Knaphill residential long term leases are for a prescribed term - usually 99 years when they are first granted. However a significant appartments in Knaphill were built or converted in the 60’s and so these leases now have fewer than eighty years unexpired. This may sound like plenty of time however Banks, Building Societies and other mortgage institutions tend to require leases to have a minimum of 75 years left to adequate security. This means that when you come to sell the property you will need a lease extension if you are approaching eighty years. To maximise your property value you should be considering whether or not to extend your lease well in advance of selling the property. Furthermore significant benefits to taking action before the lease reaches even 80 years as when the lease is less than 80 years the amount you have to pay to extend starts to escalate.