I am thinking of mortgaging my home in Cumbria, does my lawyer need to be on the Yorkshire BS Solicitor panel?
In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am assisting my step-mother sell her flat in Cumbria. Does the conveyancer order the energy assessment or it is for the seller to coordinate?
After the demise of HIPs, energy performance certificates was retained a required component of selling a property. An energy assessment must be commissioned before the property is marketed. This is not a task that lawyers normally organise. If you are using a Cumbria conveyancing solicitor they may be willing to arrange energy assessments given their relationships with reputable Cumbria providers
I have a mortgage with Coventry BS for my property in Cumbria. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?
Coventry BS must be informed of your intention in advance of letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. You need not do this via a Coventry BS conveyancing panel firm.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Cumbria solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cumbria postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Cumbria.
I have justdiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Cumbria for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The quickest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cumbria conveyancing specialists.
Due to the guidance of my in-laws I had a survey completed on a house in Cumbria in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders will not grant a loan on such a property.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cumbria. Conveyancing will be smoother if you use a solicitor in Cumbria especially if they are accustomed to such properties in Cumbria.
How do I use the search facility to choose a conveyancing solicitor in Cumbria on the authorised to act for my mortgage?
Step one is to pick a lender such as Accord Mortgages Ltd, Skipton Building Society or Godiva Mortgages Ltd then type in your preferred area a common one being Cumbria. Conveyancing practices in Cumbria and beyond will then be listed.
Are the Cumbria conveyancing lawyers identified as being on the lender conveyancing panel, together with their details provided by the lender?
Cumbria law firm practices and firms carrying out conveyancing in Cumbria themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the lender directly.