I am expecting a offer of a home loan from Santander. I would like to instruct a Licensed Conveyancer in Carlisle. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

Can I be sure that the Carlisle conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in Carlisle obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your transaction.

We expect to receive a DIP from Clydesdale this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Carlisle solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Carlisle solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.

The mortgage over my property is with Leeds Building Society for my property in Carlisle. Conveyancing was finalised a year ago. Should I wish 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 Leeds Building Society?

Leeds Building Society must be informed of your intention prior to letting out your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel solicitor.

I have been recommended by a number of estate agents in Carlisle to locate a property lawyer on your site. What’s the financial incentive for Estate Agents to market your services rather than a competitor’s?

We don’t make any referral fee for pointing buyers and sellers to this site. We thought it would be too underhand a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

My husband and I are FTB’s - agreed a price, but the selling agent informed us that the vendor will only go ahead if we appoint the agent's chosen lawyers as they want a ‘quick sale’. We would rather use a local solicitor used to conveyancing in Carlisle

We suspect that the owner is unaware of this request. Should the seller desire ‘a quick sale', turning down a serious buyer is going to damage their objectives. Try to communicate with the sellers directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you are going to use your preferred Carlisle conveyancing solicitors - as opposed tothose that will earn their estate agent a introducer fee or meet his conveyancing figures set by HQ.

My estate agent has suggested using their lawyer for the conveyancing in Carlisle - Is it not simpler easier to just use them?

It is not always the case and you are at liberty to opt for whichever property lawyer of your choosing for your Carlisle home move. The conveyancing practitioner recommended by an estate agent may not always be the best lawyer, they may suggest their preferred conveyancing firm who are based remotely. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.