Is the fact that my solicitor in Knebworth is not identified on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. If 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 bank.
As someone not used to conveyancing in Knebworth what’s your top tip you can give me concerning the legal transfer of property in Knebworth
Not many law firms shout this from the rooftops but conveyancing in Knebworth or throughout Hertfordshire is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for confrontation between you and other parties involved in the house moving process. For instance, the vendor, selling agent and sometimes your bank. Appointing a solicitor for your conveyancing in Knebworth an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose role it is to protect your legal interests and to protect you.
On occasion a third party with a vested interest will try and sway you that you should follow their advice. For instance, the selling agent may claim to be helping by claiming that your solicitor is dragging his heels. Or your mortgage broker may tell you to do something that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I had intended to instruct a conveyancing solicitor in Knebworth for our home move. Our broker informed us that our bank Halifax won't deal with them. Why is this not regarded as unfair competition?
A decade ago most lenders had a different appetite for risk. Almost all Knebworth conveyancing firms would have been on most mortgage company panels. The FSA in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms relating to their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum amount of transactions. Many Knebworth conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Knebworth is amongst the numerous areas where the conveyancers we recommend are on the panel for Halifax.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Knebworth?
There are many registered licenced Conveyancers in Knebworth and Solicitor firms in Knebworth who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Is there a list of Leeds Building Society panel solicitors in Knebworth on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lending institutions make their panel listings open the public online. If you are in need of a Knebworth conveyancer on the Leeds Building Society please use our tool.
How can we know in advance if a Knebworth conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Knebworth obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your conveyancing.
I need to instruct a conveyancing solicitor for purchase conveyancing in Knebworth. I've chance upon a site which appears to be the ideal answer If it is possible to get all the legals completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Two months into a sale of a flat in Knebworth. Conveyancing lawyers are doing their job but we have been asked to pay a fortune by the freeholder. To date we have paid £250 for a leasehold management pack and then another £200 plus VAT for additional queries supplied by the purchaser's property lawyer.
Your property lawyer will unlikely have any say over the extent of the charges for this information however the average fee for the information for Knebworth leasehold property is £360. When it comes to Knebworth conveyancing transactions it is conventional for the vendor to pay for these costs. The freeholder or their agents are under no legal obligation to answer such questions although many will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no statute that requires fixed fees for administrative tasks. There is no legal time limit by which they are duty bound to issue answers.