My best friend’s step-father is a property lawyer. I am hopeful that I will receive mate’s rates for conveyancing, but if not, what kind of costs should I be expecting for conveyancing in Cumbria?
You should compare pricing. Do use our search tool on this page. Whilst estimates will be different but the service one can expect are distinct between law firms as is the case with most professions.
There are numerous conveyancing solicitors in Cumbria but how do I know who's good?
We would encourage you not to go for the cheapest Cumbria conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I am helping my aunt sell her property in Cumbria. Does the conveyancing solicitor arrange the energy assessment or should I organise this?
After the demise of Home Information Packs, EPC’s became a compulsory component of selling a house. An energy performance certificate should be commissioned prior to the property being advertised. This is not something that lawyers normally organise. If you are instructing a Cumbria conveyancing lawyer they may be willing to arrange EPC’s given their relationships with reputable local energy assessors
I am currently in the process of buying my council flat in Cumbria. I have a mortgage agreed with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
What does a local search inform me about the house we're buying in Cumbria?
Cumbria conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search plays an important role in most Cumbria conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
How does conveyancing in Cumbria differ for new build properties?
Most buyers of new build residence in Cumbria approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because house builders in Cumbria usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cumbria or who has acted in the same development.
I'm converting the mortgage on my primary property to a buy to let loan with Britannia and I will use the ballance of the raised equity towards further property. The location we are talking about is Cumbria. Will your lawyers be able to act for both sets of mortgage companies and link together the conveyances?
Do use our comparison tool on this page to ensure that the solicitors are on the relevant lender panels. Assuming that they are the lawyer will be able to simultaneously deal with the two transactions but you should talk with you solicitor and communicate your expectations and requirements.
Should I instruct a Cumbria conveyancing solicitor who is local to the property I am buying? We have a good friend who can deal with the legal work but they are based 400miles away.
The benefit of a high street Cumbria conveyancing firm is that you can drop in to sign paperwork, deliver your ID and pester them if necessary. They will also have local intelligence which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were happy that must outweigh using an unknown Cumbria conveyancing solicitor just because they are based in the area.