Can you help? My Knotty Ash lawyer is assuring me that he has toapply for Knotty Ash conveyancing searches asthe firm are on the Lloydssolicitor panel. These Knotty Ash checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Knotty Ash conveyancing searches.
I am thinking of refinancing my apartment in Knotty Ash, does my lawyer have to be on the Coventry BS Solicitor panel?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
We are purchasing a detached bungalow in Knotty Ash. We would like to carry out an extension to the side at the house.Will the conveyancing process include investigations to determine if these works are prohibited?
Your conveyancer should check the registered title as conveyancing in Knotty Ash will occasionally reveal restrictions in the title deeds which prohibit categories of alterations or need the permission of a 3rd party. Certain additions call for local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I am the single beneficiary of my late mum's estate with all property in now in my sole name, including the house in Knotty Ash. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the house in May. Do I have to wait half a year to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. many lenders would take a practical view as this obligation is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
Kent Reliance have agreed my mortgage in principle, my bid on a house in Knotty Ash has been accepted, now what?
Your estate agent will need to know who your solicitors are (ensure that the conveyancers are on the lender’s approved list). Call up Kent Reliance or the financial adviser and complete any relevant documentation. Kent Reliance will instruct a valuer who will get in contact with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Kent Reliance will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Knotty Ash.
How does conveyancing in Knotty Ash differ for new build properties?
Most buyers of new build property in Knotty Ash contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in Knotty Ash usually acquire the land, 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 property lawyers 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 accustomed to new build conveyancing in Knotty Ash or who has acted in the same development.
Are there any apps to help identify a Knotty Ash solicitor on the Platform Home Loans Ltd conveyancing panel? I am a keen cyclist and am prepared to travel upto 10kilometers to meet the lawyer.
Feel free to make use of the search on this website. Please select a lender and your location and you will see a number of Knotty Ash conveyancing lawyers based on proximity. We have listed some Knotty Ash conveyancing firms towards the end of this page and you can telephone them to see if they are on the Platform Home Loans Ltd approved list
How much should conveyancing in Knotty Ash cost?
The total sum levied for Knotty Ash conveyancing costs are likely to be calculated at:
- a set fee; or
- on a time spent basis (i.e. the time spent on the particular case).
In reality you seldom hear of Knotty Ash conveyancing practices charge on time basis