Our Cockermouth solicitor has discovered an inconsistency between the information in the home valuation survey and what is in the title deeds. My lawyer says that he is obliged to check that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s stance right?
Your solicitor must comply with the UK Finance Lenders’ Handbook requirements 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 both parties.
It is is a decade since I bought my house in Cockermouth. Conveyancing lawyers have recently been retained on the sale but I am unable to track down my title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be kept by the mortgage company or they may stored with the conveyancers who oversaw your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Cockermouth involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to use a Cockermouth based conveyancing firm?
You should check but the the probability is that allocate you one of their panel lawyers if you want the "fee-free" deal. Speak to the mortgage company and check if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Cockermouth.
Should commercial conveyancing searches disclose impending roadworks that could impact a commercial premises in Cockermouth?
Many commercial conveyancing solicitors in Cockermouth will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Cockermouth. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cockermouth.
For every commercial conveyancing transaction in Cockermouth it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Cockermouth commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Cockermouth.
Just had an offer accepted on a new build apartment in Cockermouth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Cockermouth
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
My husband and I are FTB’s - agreed a price, but the selling agent advised that the seller will only issue a contract if we instruct their preferred solicitors as they are insisting on a ‘quick sale’. We would rather use a local conveyancer with experience of conveyancing in Cockermouth
We suspect that the seller is unaware of this request. Should the seller require ‘a quick sale', alienating a serious buyer is counter productive. Try to communicate with the sellers directly and explain that (a)you are genuine purchasers (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)but you are going to use your preferred Cockermouth conveyancing lawyers - not the ones that will give the negotiator at the agency a kickback or achieve conveyancing figures demanded by senior management.