we are a couple who wish to acquire a 3 bedroom apartment in Knebworth with a loan from Britannia.We use our Knebworth conveyancing practitioner but Britannia advised that he's not listed on their "panel". It seems we are left with little choice but to instruct a Britannia panel firm or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Britannia use our lawyer?
No, not really. The mortgage offered to you contains various provisions, one of which will be that solicitors must be on the Britannia approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Britannia
What is the difference between a licensed conveyancer and conveyancing solicitor in Knebworth
There are many recorded licenced Conveyancers in Knebworth and Solicitor practices in Knebworth who can help with your conveyancing We would stress that the two are regulated professionals specialising in the legal work in the home buying process. They may both also deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
When it comes to lenders such as RBS, do Knebworth solicitors have to pay a fee to be on the list of approved solicitors?
We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being a right pain. The Knebworth solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What can a local search tell me about the house we're purchasing in Knebworth?
Knebworth conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search plays a central role in many a Knebworth conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Knebworth is where the house is located. What do you suggest?
Flying freeholds in Knebworth are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Knebworth you would need to get your solicitor to go through the deeds thoroughly. Your lender 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're first time buyers - had an offer accepted, yet the agent informed us that the owners will only proceed if we use their preferred solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer used to conveyancing in Knebworth
We suspect that the owner is unaware of this requirement. Should the seller desire ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Try to communicate with the sellers directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you are going to appoint your preferred Knebworth conveyancing solicitors - not the ones that will provide their negotiator at the agency a introducer fee or achieve conveyancing targets demanded by senior management.