My mortgage broker has asked me for my Knowle law firm’s panel reference for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have contacted my local Knowle branch but they cant find it on their system.

The sensible thing to do is ask for this information from your Knowle conveyancing practitioner . They maintain a central record lender panel numbers.

Finally the sale completed on my house in Knowle last September yet the purchaser is e-mailing me complaining that her solicitor needs to hear from mine. What are the post completion sale legalities following completion?

After completion of your disposal your solicitor should forward the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor should also confirm that the mortgage has been paid off to the buyers solicitors. There is unlikely to be post completion tasks just for conveyancing in Knowle.

Just had an offer accepted on a new build flat in Knowle. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Knowle

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

How easy is it to swap conveyancer as I need to select one who is on the Godiva Mortgages Ltd conveyancing panel. I instructed a local conveyancing solicitor in Knowle round the corner but she is not accepted by Godiva Mortgages Ltd

It would be our pleasure to assist you select a conveyancing solicitor in Knowle on the Godiva Mortgages Ltd panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Knowle. In utilising the find a conveyancing solicitor tool on this site, you can contrast fees for conveyancing solicitors in Knowle and beyond.

Having had my offer accepted I require leasehold conveyancing in Knowle. Before diving in I require certainty as to the remaining lease term.

If the lease is registered - and almost all 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.

I own a leasehold flat in Knowle, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Knowle with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ceases on 21st October 2085

With only 61 years left to run we estimate the premium for your lease extension to range between £19,000 and £22,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.