What is the most effective way to search for the right lawyer to provide a first class service for my conveyancing in Cockermouth?
First ask the people you trust who they experienced using in the past and if they were happy with the service.
Option 2 is to use a search tool on the web for conveyancing in Cockermouth. Pick up the phone to a couple or more firms listed and ask them to send you their conveyancing charges and discuss your needs with the solicitor who will oversee your legal process prior tomaking your choice.
Third is to make use of our search tool to assist you in finding the right lawyers taking into account your individual requirements including area of the property,deadlines, complications and who your intended mortgage company is. Don't take the bait of £99 conveyancing in Cockermouth
My Cockermouth solicitor has discovered a discrepancy between the surveyor’s assumptions in the home valuation report and what is revealed within the title deeds. My solicitor says that he is duty bound to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Last month we had a mortgage agreed in principle with HSBC. Cockermouth conveyancing practitioners were selected. How long does it take for HSBC to send the offer to the solicitor?
Some lenders take longer than others. Have HSBC done the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Cockermouth building society branch on numerous occasions and was informed it wasn't an issue and they will lend. My Cockermouth conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
Your lawyer must follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being a right pain. The Cockermouth solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search tell me about the property we're purchasing in Cockermouth?
Cockermouth conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search plays a central role in many a Cockermouth conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I purchased a 4 bedroom Georgian house in Cockermouth. Conveyancing lawyer acted for me and Santander. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cockermouth and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.
Due to the advice of my in-laws I had a survey completed on a house in Cockermouth in advance of appointing lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies will not issue a loan on this type of property.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cockermouth. Conveyancing will be smoother if you use a solicitor in Cockermouth especially if they are accustomed to such properties in Cockermouth.