Is the fact that my solicitor in Cumberland is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Cumberland conveyancing practice and ask them why they are no longer on the approved list for your lender.
I am hoping to move into my new home in Cumberland next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need to cover?
All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These requirements are not specific to conveyancing in Cumberland.
Is there a reason why leasehold purchase conveyancing in Cumberland costs more?
Cumberland leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who handled the conveyancing in Cumberland 5 years ago are no longer around. What are my next steps?
Assuming the title is registered the information relating to your ownership will be evidenced by HMLR under a Title Number. It is easy to perform a search at the Land Registry, find your property and order current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I'm purchasing a new build house in Cumberland benefiting from help to buy. The developers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about this extras as it will put at risk my mortgage with Skipton Building Society. Is this normal?.
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.
I am selling my property. My past lawyers have shut. I am in need of a recommendation of a conveyancing firm. Im based in Cumberland if that makes things easier.
Please use our search tool to help you choose a solicitor for your conveyancing in Cumberland. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.