Am I correct in assuming that the fact that my conveyancer in Knebworth is not identified on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Knebworth conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Some advice if I may. My Knebworth lawyer is assuring me that he has toapply for Knebworth conveyancing searches becausethe firm are on the Lloydsconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Knebworth conveyancing searches.
We are planning to acquire a property and require a conveyancing solicitor in Knebworth who is on the Co-operative conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Knebworth.
I am purchasing a new build house in Knebworth benefiting from help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not inform my conveyancer about this side-deal as it may jeopardize my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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 am in need of some leasehold conveyancing in Knebworth. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.
If the lease is registered - and most are in Knebworth - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Knebworth - Examples of Questions you should consider Prior to buying
It is important to be aware whether fixing the lift or some other major work is due shortly that will be shared between the tenants and will dramatically increase the the service costs or require a one time payment. Are any of leasehold owners in arrears of their service charge payments? The majority of Knebworth leasehold flats will incur a service charge for maintenance of the building set by the freeholder. Should you purchase the flat you will have to pay this amount, usually in instalments throughout the year. This may differ from a few hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a ground rent for you to pay yearly, ordinarily this is not a large figure, say around £25-£75 but you need to enquire as sometimes it can be surprisingly expensive.
My parents are unable to locate their Knebworth land registry title on the online search facility. They recall that sixty years ago when they bought the property there were complications concerning Knebworth not being identified on some systems.
The vast majority of residences in Knebworth should be revealed. Have you attempted a search to just the postcode. Normally it should disclose all the houses and flats within the postcode. Where registered it will be there with a title number. If they bought back in the 60’s it's conceivable it may be unregistered. The property might still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title papers which may be with your parent’s bank.