My mortgage broker requires my Carlisle solicitor’s panel member for the Lloyds conveyancing panel. What is the best way to find this out. I have contacted my local Carlisle branch but they cant find it on their system.
The sensible thing to do is ask for this information from your Carlisle lawyer . They should have a central record lender panel numbers.
My fiance and I are refinancing our apartment in Carlisle with Nationwide. We have a son 18 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Nationwide conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Nationwide. This is solely used to protect Nationwide if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Nationwide had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Can I use your services to find a Conveyancing solicitor in Carlisle even if I’m not purchasing or selling a house, for example if I wish to buy a shop in Carlisle with a mortgage from Bank of Ireland?
Our comparison service is mainly utilised to select domestic conveyancing solicitors in Carlisle but we have recorded towards the end of this page some Carlisle commercial conveyancing firms. You should speak with the firm directly to check if they can also act for Bank of Ireland
A friend advised me that in purchasing a property in Carlisle there could be various restrictions preventing external changes to the property. Is this right?
There are anumerous of properties in Carlisle which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Carlisle should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have decided to exercise my right to buy my property in Carlisle off the council. I have a mortgage agreed with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
Completion of my purchase has taken place for my property in Carlisle. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I work for a reputable estate agent office in Carlisle where we see a few leasehold sales jeopardised due to short leases. I have received conflicting advice from local Carlisle conveyancing firms. Please can you clarify whether the owner of a flat can commence the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Carlisle Leasehold Conveyancing - Examples of Questions you should consider before buying
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What is the service charge and ground rent on the apartment? Best to be warned if fixing the lift or some other major work is due shortly that will be shared between the leaseholders and could well materially increase the the service costs or necessitate a one time invoice. Plenty Carlisle leasehold flats will have a service charge for maintenance of the block set on behalf of the management company. If you buy the apartment you will have to meet this amount, normally in instalments throughout the year. This can differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a ground rent to be met yearly, normally this is not a significant figure, say about £25-£75 but you should to enquire as sometimes it can be many hundreds of pounds.
We are thinking of choosing a web based conveyancer as opposed to a Carlisle conveyancing practice. Am I making a mistake?
There are advantages of having the option pop in to a local Carlisle conveyancing solicitor for example
- signing documents on short notice
- often being able to see someone face-to-face can make a huge difference, particularly for non-standard conveyancing
- the ability to raise concerns if matters are not going as expected
When comparing fees, look carefully for hidden extras. Most decent Carlisle high street solicitors give an all-inclusive price. Many online companies appear to offer discounted fees, yet have burried 'extras' in the fine print.