Is there a search tool that I can use to investigate if the solicitor conducting my conveyancing in Knaresborough is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Godiva Mortgages Ltd thus paying £175.00 in another set of legal fees.
You should make the most of the search tool on this page. Pick the lender and type ‘Knaresborough’ or your location and you will see a number of lawyer based in Knaresborough or near you.
When it comes to lenders such as Skipton, do Knaresborough solicitors incur an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
The mortgage over my property is with Clydesdale for my property in Knaresborough. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?
You must advise Clydesdale in advance of renting your property as this is likely to be a breach of Clydesdale’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel lawyer.
After months of negotiation I have agreed a price on a house in Knaresborough. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £175. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Kent Reliance 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 Kent Reliance 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.
A relative suggested that where I am purchasing in Knaresborough I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Knaresborough conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Knaresborough around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Knaresborough Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Knaresborough Education with plans and statistics, Local Amenities and other useful data concerning Knaresborough.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Knaresborough is where the house is located. Is there any advice you can impart?
Flying freeholds in Knaresborough are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Knaresborough you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Knaresborough 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 premises.
Is it simple use your search facility to choose a conveyancing practitioner in Knaresborough on the panel for my lender?
First select a mortgage company such as Accord Mortgages Ltd, Virgin Money or Britannia then choose your preferred area a common one being Knaresborough. Conveyancing practices in Knaresborough and beyond should be identified.