We are about to exchange on the purchase of a property in Knebworth but as a result of wreckage from the recent storms I have managed to agree reparation from the current proprietors in the sum of £2k taking the form of a reduction in the price. This was going to be addressed as part of amending the contract but UBS will not agree to this. Why were they notified?
Your lawyer that is on the UBS conveyancing panel is obliged to inform UBS of any changes to the sale price. If you were to refuse your conveyancer to report the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Knebworth.
As someone unfamiliar with the Knebworth conveyancing process what’s the number one tip you can give me concerning the home moving process in Knebworth
Not many law firms or advisers will tell you this but conveyancing in Knebworth or throughout Hertfordshire is an adversarial experience. In other words, when it comes to conveyancing there is plenty of room for friction between you and others involved in the home moving process. E.g., the seller, property agent and on occasion your bank. Selecting a lawyer for your conveyancing in Knebworth is a critical decision as your conveyancer is your adviser, and is the SOLE party in the transaction whose interest is to act in your best interests and to keep you safe.
Sometimes a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. As an example, the selling agent may claim to be assisting by claiming that your solicitor is wrong. Or your mortgage broker may advise you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties in the conveyancing process.
The Knebworth conveyancing solicitors that I recently instructed on my house acquisition in Knebworth have without warning closed. They were on acting for me because I needed a lawyer on the Nottingham conveyancing panel and my family Knebworth lawyer was not. I issued them a cheque for £250 in advance. What are my options?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Knebworth is the location of the property. Can you shed any light on this issue?
Flying freeholds in Knebworth are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Knebworth you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Knebworth may determine 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 property.
We are 17 days into a leasehold purchase having been referred to a firm by the local agent to handle our conveyancing in Knebworth. I am am extremely dissatisfied with the quality of service. Could you you assist me in finding new conveyancers?
A lawyer would need to be really poor to suggest replacing them. Has your mortgage been generated? If so you will need to make them aware of the replacement solicitor and get the loan are re-sent. The conveyancer should be on the mortgage company panel to avoid supplemental expenses and frustration. So that should be your first question of the new lawyers. The find a solicitor tool should help you find a lender approved solicitor for your conveyancing in Knebworth
How do I search for a Knebworth conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 15miles to attend the solicitor.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Knebworth and you will see a number of lawyer located nearest Knebworth. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.