How up to date is your database of Cockermouth solicitors on the Nottingham conveyancing panel? Do Nottingham send you an updated list?
Cockermouth conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
I am helping my mother sell her property in Cockermouth. Will the conveyancer order an EPC or do I organise this?
Following the demise of Home Information Packs, energy assessments remained a compulsory component of moving house. An EPC should be commissioned before the property is marketed. This is not something that conveyancers normally organise. Where you are instructing a Cockermouth conveyancing lawyer they may be able to arrange energy performance certificates given their contacts with reputable local assessors
We expect to receive a OIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Cockermouth solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Cockermouth solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I have finally had an offer on an apartment in Cockermouth agreed to, but there is a chain. The owners have offered on a flat, however it’s not yet agreed to, and have viewings of other flats booked. I have chosen a high street conveyancing solicitor in Cockermouth. What do I do now? At what point should I apply for the mortgage with Barclays?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Cockermouth conveyancing search charges, etc). First, you should ensure that your lawyer is on the Barclays approved list. Regarding the next steps this very much depends on the circumstances of your case, motivation for this property and on the state of the market. During a hot market many buyers would apply for a home loan with Barclays and arrange for the valuation and only if it comes back ok would they ask their lawyer to move forward with the conveyancing in Cockermouth.
I decided to have a survey completed on a property in Cockermouth ahead of instructing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks tend refuse to issue a loan on a flying freehold house.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cockermouth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cockermouth to see if the conveyancing costs will increase in light of this.
Given that I am about to part with 450k on 3 bedroom house in Cockermouth I would like to talk to a lawyer concerning thetransaction before giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer who will be doing your property ownership legalities in Cockermouth.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Cockermouth should be the figure that you are charged.
My husband and I are 17 days into a leasehold purchase having been directed to solicitors by the selling agent to perform conveyancing in Cockermouth. I am am starting to be dissatisfied with the quality of service. Could you you assist me in finding new conveyancers?
They would need to be very poor to suggest replacing them. Has your mortgage been issued? If so you must advise them of the new contact details and get the mortgage documents are re-sent. The solicitor ideally needs to be on the mortgage company panel to avoid added costs and frustration. That should be your first question of the new conveyancers. The find a solicitor tool can assist you in finding a bank approved conveyancer for your conveyancing in Cockermouth
What is the reason for my property lawyer requiring a list of items of ID ahead of starting selling or buying a property in Cockermouth?
Cockermouth conveyancers are duty bound by the Law Society, SRA, HMLR and current AML legislation to certify that the have verified the identity of their clients. It will also be a requirement of your lender where you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, national insurance number and date of birth.