We are planning to purchase a 1 bedroom flat in Knowle with a mortgage. We wish to retain our Knowle solicitor, but the lender says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Knowle conveyancing practitioner and pay for one of their panel lawyers to represent them. We regard this is unjust; can we not insist that the bank use our Knowle conveyancing practitioner ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Knowle conveyancing solicitor to apply to be on the conveyancing panel.
I am aiming to move property in November. Will my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you suggest a removal company in Knowle. Conveyancing lawyer was organised prior to coming across this site.
On the day of completion you will need to collect the house keys from your estate agent however this can only be done once the previous owners lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you will need to inform the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in choosing a residential property solicitor in Knowle or a lawyer with expertise in conveyancing in Knowle.
It is unclear whether 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 Knowle bank branch on various occasions and was advised it wasn't an issue and they would lend. My Knowle conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
Your solicitor has to comply with the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 left on the lease.
Intending to buy a flat in Knowle. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Knowle lawyer is on the RBS conveyancing panel.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, no chain conveyancing. Knowle is the location of the property. Can you offer any guidance?
Flying freeholds in Knowle are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Knowle you would need to get your solicitor to go 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 Knowle may decide 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 residence.
What does commercial conveyancing in Knowle cover?
Non domestic conveyancing in Knowle covers a broad array of advice, given by qualified solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
Our mortgage broker has recommended their property lawyer for our conveyancing in Knowle - Is it not simpler easier to just instruct them?
This is not necessarily the case and you are free to instruct whichever property lawyer you decide for your Knowle conveyancing. The lawyer recommended by an estate agent may not necessarily be the best conveyancing practitioner, they may recommend their own conveyancing firm who are based far away. In this instance you may not have contact with your lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.