My mortgage company has recommended a law firm on their panel based in Knowle but I would rather use a conveyancing lawyer in Knowle local to me. Are you able to assist?

Not all Knowle conveyancing firms are on all lender’s conveyancing panel. Do make use of our search tool to choose a Knowle conveyancing solicitor on the on the bank panel.

What is your number one tip for choosing a conveyancing solicitor in Knowle

It would be unwise to be swayed by the lowest Knowle conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I am helping my step-mother sell her flat in Knowle. Will the solicitor arrange the energy performance certificate or do I organise this?

After the demise of Home Information Packs, EPC’s was left as a mandatory element of moving property. An energy performance certificate needs to be to hand before the property is advertised. This is not a task that lawyers normally organise. Where you are using a Knowle conveyancing solicitor they may help arrange energy performance certificates due to their contacts with long established Knowle accredited person

I am purchasing a property in Knowle. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Lloyds your lawyer must follow the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook includes minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Lloyds where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties nationwide and is not isolated to Knowle.

Should our solicitor be making enquiries concerning flooding as part of the conveyancing in Knowle.

The risk of flooding is if increasing concern for solicitors dealing with homes in Knowle. Plenty of people will acquire a property in Knowle, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, but there are a various checks that may be undertaken by the purchaser or by their lawyers which can figure out the risks in Knowle. The standard property information forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to determine if the premises has ever been flooded. If the residence has been flooded in past which is not notified by the seller, then a buyer may issue a claim for damages as a result of such an misleading response. A buyer’s lawyers will also commission an enviro search. This will disclose if there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.

How does conveyancing in Knowle differ for newly converted properties?

Most buyers of new build property in Knowle come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because builders in Knowle usually buy the site, 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 conveyancing solicitors 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 Knowle or who has acted in the same development.

I am in need of some leasehold conveyancing in Knowle. Before diving in I require certainty as to the remaining lease term.

Assuming the lease is registered - and 99.9% are in Knowle - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Knowle - Sample of Questions you should consider Prior to Purchasing

What prohibitions exist in the Knowle Lease? It is important to be aware whether changing the roof or some other major work is coming up that will be shared between the leasehold owners and may well materially increase the the maintenance costs or necessitate a one time invoice. This information is helpful as a) areas could cause problems for the building as the communal areas may start to deteriorate where services remain unpaid b) if the leaseholders have a dispute with the managing agents you will want to have full disclosure