The Knaresborough conveyancing lawyers that I appointed last week on my purchase in Knaresborough have suddenly shut down. I chose them because I needed a lawyer on the TSB conveyancing panel and my preferred Knaresborough lawyer was not. I paid them money in advance. What should be my next steps?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the TSB conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
We are aiming to move house in January. Does my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you suggest a removal company in Knaresborough. Conveyancing lawyer was found prior to coming across this website.
On the afternoon of completion you will need to collect the house keys from the estate agent but this can only be done when the sellers conveyancers inform the agent that they have the completion monies and the keys can be released. After that you will need to tell the removal men that they can start moving you in. We are not in a position to recommend a particular removal organisation but can help you choose a conveyancing in Knaresborough or a legal practice that specialises in conveyancing in Knaresborough.
When it comes to mortgage companies such as Clydesdale, do Knaresborough conveyancing practitioners face a fee to be on the list of approved solicitors?
We are not aware of any mortgage company 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.
After weeks of negotiation I have agreed a price on a house in Knaresborough. My mortgage broker suggested a solicitor. I paid an upfront payment of £200. Shortly after, the property lawyer contacted me embarrassingly acknowledging that they were not on the TSB 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 TSB 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.
How does conveyancing in Knaresborough differ for new build properties?
Most buyers of new build or newly converted property in Knaresborough contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Knaresborough usually buy the land, 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 property lawyers 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 accustomed to new build conveyancing in Knaresborough or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Knaresborough is where the house is located. Can you shed any light on this issue?
Flying freeholds in Knaresborough are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Knaresborough you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Knaresborough 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.
We are expecting to complete on the purchase a house in Knaresborough but as a result of damage from the recent storms I have negotiated reparation from the vendor of £2k in the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process however my lender will not permit this. Why were they involved?
Your property lawyer listed on the mortgage company approved list is required to advise the bank of any amendments to the sale price. In the event that you prohibit your conveyancer to disclose the price change to your mortgage company then they would have to disinstructing themselves from representing you and the mortgage company.