I am nearing exchange of contracts for my maisonette in Carlisle and the estate agent has just telephoned to warn that the buyers are appointing a new conveyancer. The reason given is that the lender will only deal with property lawyers on their approved list. Why would a big named mortgage company only engage with certain solicitors rather the firm that they want to choose to handle their conveyancing in Carlisle ?
Lenders have always had panels of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Banks point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who dealt with the conveyancing in Carlisle 5 years ago have long since closed. What do I do?
As long as you have a registered title the details of your proprietorship will be documented by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, identify your property and order up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I have been on the look out for a flat up to £305k and found one close by in Carlisle I like with amenity areas and transport links nearby, however it only has 52 years unexpired on the lease. There is not much else in Carlisle in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Is it possible to switch solicitor as I need to appoint a firm on the Chelsea Building Society conveyancing panel. I instructed a high street conveyancing solicitor in Carlisle five minutes from me but the firm is not accepted by Chelsea Building Society
We will our best to assist in finding you a conveyancing solicitor in Carlisle on the Chelsea Building Society panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Carlisle. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Carlisle.
I am buying a ground floor apartment in Carlisle. Conveyancing lawyer has been awaiting, from the owner, building insurance paperwork. This afternoon I was informed that the owner must send the insurance schedule for the flat above as well. Why would my conveyancing practitioner need to review the insurance for the other flat? Is it strictly necessary? We have been waiting for the last 3 weeks…
It is not unheard of in leasehold conveyancing in Carlisle to discover Conveyancing in Carlisle in a minority of cases reveals that the lease provides for the leasehold owners to insure their individual flats as opposed to the landlord insuring the entire block - which is definitely preferable. You should check with your property lawyer but it would seem that your property lawyer is seeking to verify that the entire building is insured. Insuring a ground floor flat is no help when it comes to rebuilding after a fire if the other flat cannot be reconstructed as a result of lack of insurance.