The Knighton conveyancing firm handling our Knighton conveyancing has discovered a discrepancy when comparing the assumptions in the home valuation survey and what is in the title deeds. My solicitor has advised that he is obliged to ensure that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance right?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
My bid for a property was accepted at auction in Knighton. Conveyancing is necessary. What happens now?
Given that you are now legally committed yourself to purchase you must find a conveyancing practitioner soon as you are facing a fast approaching a drop dead date to complete the purchase. Every auction property will have a bespoke legal set of papers. This will likely include most,if not all of the paperwork that your solicitor requires. If you have purchased leasehold premises the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to hand this to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
I am expecting a OIP from Principality this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Knighton solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Knighton solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I recently had an offer agreed on a house in Knighton. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. A few days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I own a semi-detached Victorian house in Knighton. Conveyancing lawyer represented me and Britannia. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Knighton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing practitioner who completed the work.
How does conveyancing in Knighton differ for new build properties?
Most buyers of new build property in Knighton come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Knighton usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Knighton or who has acted in the same development.
Do I need to be suspicious by estate agents that I am dealing with are recommending a web based conveyancing firm as opposed to a High Street Knighton conveyancing practice?
As is the case with many professional services, often referrals from connections can be worth their weight in gold. But there are many players in a conveyancing matter; estate agents, financial adviser and mortgage companies may suggest solicitors to select. Sometimes the lawyers might be known to one of the organisations as experts in their field, but occasionally there is an underlying financial incentive behind the recommendation. You have the discretion to choose your own lawyer. You need to be aware that many banks specify a panel list of solicitors you must use for the lender aspect of your home move.
I am thinking of appointing a conveyancing solicitor in Knighton for my house move. Is it possible to review a solicitor's complaints history with the legal regulator?
You can search for published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training purposes.