It has come to my attention via my mortgage broker that my Cumberland the law firm I have appointed is not on the bank Solicitor panel. What can I do to check?
Your first step should be to call your Cumberland lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
As I am unsure how the conveyancing process works what is the most important number one tip you can give me regarding purchase conveyancing in Cumberland?
Not many law firms or advisers will tell you this but conveyancing in Cumberland or throughout England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists plenty of opportunity for conflict between you and other parties involved in the home moving process. For instance, the seller, property agent and even potentially a mortgage company. Choosing a lawyer for your conveyancing in Cumberland an important selection as your conveyancer is your adviser, and is the ONE person in the transaction whose role it is to look after your best interests and to protect you.
Sometimes a third party with a vested interest may attempt to persuade you that it is in your interests to do things their way. As an example, the estate agent may claim to be assisting by claiming that your conveyancer is wrong. Or your mortgage broker may tell you to do something that is contrary to your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Cumberland. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
If you intend to refinance then Coventry BS will require that you use a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a house in Cumberland? or I am told that there is an ancient law that means some house owners residing in a parish church boundary will be compelled to contribute towards maintenance towards the chancel within the church. Is this a legitimate concern for conveyancing in Cumberland?
Unless a previous purchase of the property took place post 12 October 2013 you could take it that conveyancing practitioners conducting conveyancing in Cumberland to continue to propose a a chancel search and or chancel repair liability policy.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Cumberland is the location of the property. What do you suggest?
Flying freeholds in Cumberland are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cumberland you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cumberland 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 property.
I have been informed by many family members to expect 6-8 weeks for Cumberland conveyancing to complete.This was a month ago. The paperwork was only sent from the vendors conveyancing practitioner a couple of days ago so does the clock start running now?
There is no definitive time frame for conveyancing in Cumberland. Conveyancing is subject to many variable. Cumberland conveyancing searches in and of themselves could take up to month before they are received.