I have just been advised by my mortgage adviser that my Knebworth lawyer is not on the mortgage company Conveyancing panel. How can I check?

Your first step should be to contact your Knebworth conveyancer. It is reasonable to expect your lawyer to notify 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 lender.

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

It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Knebworth building society branch on a couple of occasions and was told it wasn't an issue and they will lend. My Knebworth conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Provided that the is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I have instructed a Knebworth having made sure that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Knebworth postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Knebworth.

I am purchasing my first flat in Knebworth with a mortgage from . The builders refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not disclose to my solicitor about the extras as it could affect my mortgage with . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I decided to have a survey carried out on a property in Knebworth prior to instructing solicitors. I have been informed that there is a flying freehold element to the property. My surveyor advised that some mortgage companies may not give a mortgage on this type of house.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. If you e-mail us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Knebworth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Knebworth to see if the conveyancing costs will increase in light of this.

Been reading online that Knebworth solicitors are more expensive than licensed conveyancers in Knebworth when it comes to buying a house. Am I better off using a conveyancer or a solicitor where I am buying a house in Knebworth.

When it comes to conveyancing in Knebworth the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.