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Find a Knowle Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Knowle? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Knowle home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Knowle conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Knowle

I am progressing with the sale of my flat in Knowle and the EA has just telephoned to advise that the buyers are appointing a new law firm. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a big named lender only deal with certain solicitors rather the firm that they want to choose for their conveyancing in Knowle ?

Banks have always had panels of law firms they are willing to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Banks point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.

Do lawyers request an advanced payment for conveyancing in Knowle?

Where you are retaining lawyers for conveyancing in Knowle your solicitor will ask you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is payable against the total price then this will be needed shortly prior to exchange of contracts. The closing balance that is due should be sent to your lawyer shortly before completion.

I am buying my first flat in Knowle with a loan from Halifax. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not inform my solicitor about this side-deal as it could impact my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Knowle is the location of the property. Can you shed any light on this issue?

Flying freeholds in Knowle 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 Knowle you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Knowle may ascertain 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.

I'm converting the mortgage on my current property to a buy to let mortgage with The Royal Bank of Scotland and I will use the ballance of the raised equity as a deposit on a second property. The area we are talking about is Knowle. Will your solicitors be able to act for both sets of banks and tie in the conveyances?

Do use our comparison tool on this site to ensure that the conveyancers are on the relevant lender panels. Having checked that they are your solicitor should be able to tie up the two transactions but you should have a chat with you solicitor and specify your desired outcome and requirements.

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Find out more about how flying freehold can affect your the value of a property.