It has come to my attention via my estate agent that my Cumberland the law firm I have appointed is not on the lender Solicitor panel. What can I do to be sure that this is correct?
Your first step should be to contact your Cumberland conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a Cumberland conveyancing firm that is on the approved list of lawyers for your lender.
Are the Cumberland conveyancing solicitors identified as being on the Lloyds conveyancing panel, together with their details provided by Lloyds?
Cumberland conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
I happen to be the sole recipient of my late grandmother’s will and I have everything in my name now, including the my former home in Cumberland. The Cumberland property was put into my name in August. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship will be regarded the same way as if I'd bought the property in August. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How practical a view mortgage companies take of it, depend on the mortgage company as this obligation is principally there to capture the purchase and immediately sell or the wholesaling and assigning of properties.
Can you point me to a directory of Clydesdale panel solicitors in Cumberland on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings viewable over the internet. Where you are seeking to appoint a Cumberland solicitor on the Clydesdale please use our tool.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Cumberland solicitor on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Due to the guidance of my in-laws I had a survey completed on a house in Cumberland ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders tend not issue a mortgage on this type of property.
It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cumberland. Conveyancing will be smoother if you use a solicitor in Cumberland especially if they are accustomed to such properties in Cumberland.
As co-executor for the will of my father I am disposing of a property in Cardiff but live in Cumberland. My solicitor (approximately 235 kilometers from meneeds me to sign a statutory declaration before completion. Can you recommend a conveyancing lawyer in Cumberland who can witness this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are located in Cumberland
I am tempted by the attractive purchase price for a couple of apartments in Cumberland which have about forty five years unexpired on the leases. Do I need to be concerned?
A lease is a legal document that entitles you to use the premises for a period of time. As the lease shortens the value of the lease deteriorates and results in it becoming more expensive to acquire a lease extension. For this reason it is often a good idea to extend the lease term. More often than not it is difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We advise that you get professional assistance from a solicitor and surveyor with experience in this arena.
Leasehold Conveyancing in Cumberland - Examples of Queries Prior to buying
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Is anyone aware of any major works anticipated that could increase the service charges? How much is the ground rent and service charge?