We are due to exchange buying a house in Cumbria but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the current proprietors in the sum of £2k taking the form of a adjustment in the price. This was going to be dealt with as part of a side agreement but UBS are not allowing this. Should they have been approached?
The property lawyer that is on a UBS conveyancing panel is duty bound to advise UBS of any amendments to the sale price. If you prohibit your lawyer to disclose the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancer for your conveyancing in Cumbria.
I am refinancing my flat in Cumbria, does my lawyer have to be on the Santander Solicitor panel?
In theory, you could use a solicitor that is not on the Santander conveyancing panel, but Santander 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 transaction.
I have todayfound out that Stirling Law have been shut down. They carried out my conveyancing in Cumbria for a purchase of a leasehold apartment 12 months ago. How can I check that the property is in my name in the name of the former proprietor?
The easiest way to see if the premises is in your name, you can carry out 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.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Cumbria is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cumbria are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cumbria you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cumbria 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 residence.
Should I use a Cumbria conveyancing practitioner based in the area that I am purchasing? I have an old university friend who can deal with the legal work but his firm is located approximately 350kilometers away.
The benefit of a high street Cumbria conveyancing firm is that you can attend the office to execute documents, present your identification documents and pester them where appropriate. Having local Cumbria know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and on the whole were content that must outweigh using an unknown Cumbria conveyancing lawyer just because they are Cumbria based.
We are in the process of acquiring a home in Cumbria. Conveyancing is not yet done but we wish to have the amount we are are buying for confidential from the likes of Zoopla. what can I do to make sure this is not revealed?
HMLR are legally required to specify price paid information on the official title for residential properties nationwide including premises in Cumbria. The Title Register is a public document, so HM Land Registry would be breaking the law if they did not permit access to the register.
You can ask the Land Registry to withhold the price paid entry but the response will be in the negative.