The lawyer who dealt with my previous purchase has quoted just over a thousand pound for leasehold conveyancing in Cumbria. I am looking to sell a Georgian detached home for £300,000. This sounds expensive. Is it above what I should be paying for conveyancing in Cumbria?
The charges are a little high. Where you are content to spend time comparing charges you could reduce the fees slightly by as much as £100 plus VAT. On the other hand, you couldcome to rue opting for an an untested solicitor. Don't forget to ensure that the solicitor can represent your mortgage company. Do make use of our search tool to choose a Cumbria conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Cumbria.
I am getting closer to an exchange on a house in Cumbria and my parents have transferred the 10% deposit to my conveyancer. I am now informed that as the deposit has been received from someone other than me my conveyancer needs to disclose this to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to hold matters up?
The conveyancing practitioner is duty bound to clarify with lender to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.
We are downsizing from our house in Cumbria and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Cumbria lawyer would know this is not the case. It does beg the question why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Cumbria. We have lived in Cumbria for six years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I have justbecome aware that Wolstenholmes have closed. They carried out my conveyancing in Cumbria for a purchase of a leasehold flat 10 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The easiest way to see if the property is registered to you, 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.
Do I need to be wary that estate agents that I am dealing with are suggesting a web based conveyancing firm rather than a High Street Cumbria conveyancing firm?
As is the case with lots of professional services, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are many players in a conveyancing matter; estate agents, financial adviser and mortgage companies might all suggest conveyancers to appoint. Sometimes these lawyers might be known to one of the organisations as being good in their field, but sometimes there may be a commercial relationship behind the recommendation. You are at liberty to select your preferred conveyancer. Don't forget that some mortgage providers specify a panel list of law firms you are obliged to use for the lender related work in your transaction.
We're new to the buying process - agreed a price, yet the property agent advised that the vendor will only proceed if we use the agent's recommended conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Cumbria
We suspect that the seller is not behind this request. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you are going to instruct your preferred Cumbria conveyancing firm - not the ones that will give the negotiator at the agency a kickback or meet his conveyancing targets pre-set by corporate headquarters.