We were about to instruct a conveyancing solicitor in Knutsford recommended by you but have come across some other costs illustrations via the web seem less expensive – how come?
One can find a variety of conveyancers advertising what appear to be cut price. You should think twice about how important this transaction is to you that you are willing to be penny wise pound foolish with regard to the quality of the conveyancing. Many of them list a cheap quote to tempt you but bury supplemental fees in the small print..
My partner and I are acquiring our first property. Our lawyer has e-mailedto ask if we want to order supplemental conveyancing searches. We are really unsure what's recommended for conveyancing in Knutsford
The extent of Knutsford conveyancing searches should be dictated entirely on the premises, the location, the possibility of any of these risks, your familiarity of the region and risks, your general attitude to risk. What is important is that you properly appreciate what information each search could give you. You may then decide if you consider that you need that search. If in doubt, ask the conveyancer to advise.
Is there a list of Nationwide panel conveyancers in Knutsford on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association sites. Very few mortgage companies make their panel listings open the public on the web. If you are in need of a Knutsford solicitor on the Nationwide please use our facility.
I have paid off my mortgage with TSB. I assume I don't need a Knutsford conveyancer on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in Knutsford. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Will our lawyer be raising questions regarding flooding as part of the conveyancing in Knutsford.
The risk of flooding is if increasing concern for solicitors dealing with homes in Knutsford. There are those who purchase a property in Knutsford, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, however there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Knutsford. The conventional set of property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to determine if the premises has ever been flooded. If flooding has previously occurred and is not revealed by the owner, then a buyer could commence a legal claim for losses as a result of such an misleading response. The purchaser’s solicitors may also commission an enviro report. This will indicate if there is any known flood risk. If so, additional inquiries should be carried out.
I am looking for a flat up to £235,500 and identified one close by in Knutsford I like with a park and railway links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Knutsford for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a home loan the remaining unexpired lease term will be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.