My mortgage broker has asked me for my Knaphill solicitor’s panel reference for the Nat West conveyancing panel. Can you suggest how I obtain this. I have contacted my local Knaphill office but they have not got back to me yet.
You are best placed to get this information from your Knaphill property lawyer . Most Knaphill conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
My fiance and I changing mortgage lender for our maisonette in Knaphill with UBS. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the UBS conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
First, rest assured that your UBS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to UBS. This is solely used to protect UBS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of UBS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Last month we had a mortgage agreed in principle with Yorkshire BS. Knaphill conveyancing solicitors are instructed. How long does it take for Yorkshire BS to forward the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Yorkshire BS completed the survey? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Knaphill property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Knaphill. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My colleague advised me that where I am buying in Knaphill I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Knaphill conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Knaphill around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Knaphill Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Knaphill Education with plans and statistics, Local Amenities and other useful data concerning Knaphill.
I'm buying my first flat in Knaphill with a mortgage from Lloyds TSB Bank. The sellers would not reduce the price so I negotiated 6k of additionals instead. The sale representative advised me not to tell my lawyer about this extras as it will adversely affect my loan with Lloyds TSB Bank. Do I keep my lawyer in the dark?.
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.
My wife and I purchased a leasehold house in Knaphill. Conveyancing and Platform Home Loans Ltd mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Knaphill who previously acted has long since retired. What should I do?
First make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. There is no need to incur the fees of a Knaphill conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Knaphill Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing
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It would be sensible to discover if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being permitted in certain buildings in Knaphill. If you love the flatin Knaphill however your cat can’t live with you then you will be faced difficult determination. In the main the cost for major works tend not to be built into the service charges, although some managing agents in Knaphill obliged leaseholders to pay into a reserve fund created for the specific intention of building a fund for major works.