My partner and I are planning to purchase a property in Cockermouth and have appointed a Cockermouth conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Coventry Building Society have this morning contacted us to advise us that they have now hit a problem as our Cockermouth lawyer is not on their approved list of lawyers. Please explain?
Where you are buying a property needing a mortgage it is standard for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Cockermouth solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
We are looking to buy a property and require a conveyancing solicitor in Cockermouth who is on the Coventry BS conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Cockermouth.
I have paid off my mortgage with Nationwide. I assume I don't need a Cockermouth property lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
TSB have agreed my home loan in principle, my offer on a flat in Cockermouth has been accepted, now what?
The property agent will need to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Call up TSB or the broker and finalise any outstanding paperwork. TSB will sellect a valuer who will get in touch with the estate agent or seller to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. TSB will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Cockermouth.
My offer on a semi in Cockermouth has been agreed to, the owners do however have a tied purchase. The owners have offered on a property, but it’s not yet tied up, and are looking at other properties booked. I have selected a nearby conveyancing solicitor in Cockermouth. What do I do now? When should I get the mortgage application with HSBC going?
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 valuation, Cockermouth conveyancing search charges, etc). First, you must ensure that your solicitor is on the HSBC approved list. Regarding the subsequent phase this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. During a rising market many purchasers would apply for the mortgage with HSBC and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to press on with searches.
I have recentlydiscovered that Action Conveyancing have closed. They conducted my conveyancing in Cockermouth for a purchase of a freehold house 10 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The easiest way to check if the premises is in your name, 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'm buying a new build house in Cockermouth with the aid of help to buy. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The sale representative advised me not reveal to my lawyer about the extras as it may impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it possible to change solicitor as I have to choose one who is on the TSB conveyancing panel. I hired a family conveyancing solicitor in Cockermouth five minutes from me but he is not approved by TSB
It would be our pleasure to help you select a conveyancing solicitor in Cockermouth on the TSB panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Cockermouth. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Cockermouth.