Me and my partner are about to exchange buying a property in Cockermouth but as a result of damage from the recent storms I have managed to agree compensation from the current proprietors of £3k in the form of a deduction in the price. This was going to be addressed as part of a side agreement yet Virgin Money will not agree to this. Should they have been involved?
The solicitor that is on the Virgin Money approved list is duty bound to advise Virgin Money of any amendments to the purchase price. If you were to refuse your conveyancer to notify the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new solicitor for your conveyancing in Cockermouth.
Can you help - my lawyer says that lack of building regulations insurance is needed on my purchase. What is the level of cover for Cockermouth conveyancing?
The appropriate level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
We previously instructed conveyancers with offices in Cockermouth on the Co-operative solicitor approved list. They have just billed me a supplemental amount for handling the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor can levy a fee for this. The charge is not dictated by Co-operative but by your Cockermouth property lawyer. Some firms on the Co-operative panel will quote ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Cockermouth conveyancer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I have recentlyfound out that Stirling Law have been shut down. They conducted my conveyancing in Cockermouth for a purchase of a freehold house 12 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The quickest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cockermouth conveyancing specialists.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Cockermouth is where the house is located. Is there any advice you can give?
Flying freeholds in Cockermouth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cockermouth you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cockermouth 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 premises.
I'm refinancing my primary house to a BTL loan with Halifax and I will use the ballance of the raised equity towards further property. The location we are talking about is Cockermouth. Will your conveyancers be able to act for both sets of mortgage companies and tie in the two deals?
Do use our comparison tool on this page to be sure that the lawyers are on the relevant lender panels. Assuming that they are your lawyer should be able to tie up the two conveyancing matters but you should talk with you solicitor and make clear your desired outcome and needs.
What makes a Cockermouth lease unacceptable for security purposes?
Leasehold conveyancing in Cockermouth is not unique. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain clauses are wrong. The following missing provisions could result in a defective lease:
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Clauses dealing with recovering service charges for expenditure on the building or common parts. A provision to repair to or maintain elements of the premises
A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Virgin Money, and Nottingham Building Society all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to pull out.
I am the registered owner of a ground floor flat in Cockermouth, conveyancing was carried out October 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Cockermouth with over 90 years remaining are worth £176,000. The ground rent is £50 per annum. The lease ceases on 21st October 2106
With only 80 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.