I was advised recently by my financial adviser that my Cockermouth lawyer is not on the mortgage company Solicitor panel. What can I do to be certain if this is indeed the case?
You need to contact your Cockermouth conveyancer. You lawyer should notify you what has happened. Where they are not on the panel they may recommend you to a Cockermouth conveyancing practice that is on the approved list of lawyers for your bank.
My conveyancer has uncovered a a problem with the lease for the property we are purchasing in Cockermouth. The seller’s lawyers have offered defective title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancer has advised that he must check that the lender is willing to move forward with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
I am intent on selling our property in Cockermouth and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Cockermouth conveyancer would know this is not the case. It does beg the question why the purchasers instructed a nationwide conveyancing practice as opposed to a conveyancing solicitor in Cockermouth. Having lived in Cockermouth for six years we know that this is a non issue. Do we contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? 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 health insurance to cover that same sickness)
I used Arc property Solicitors several years past for my conveyancing in Cockermouth. I now require my papers but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cockermouth of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In sourcing the world wide web for the phrase on line conveyancing in Cockermouth it brings up many solicitorsin the area. How do I determine which is the suitable solicitor for my move?
The preferential method of choosing the right conveyancer is through a trusted testimonial, so seek the guidance of colleagues and relatives who have acquired a property in Cockermouth or a respected estate agent or financial adviser. Costs for conveyancing in Cockermouth differ, so it's advisable to obtain at least four fee estimates from varying types of law firms. Be sure to seek confirmation that the costs are guaranteed not to to be inflated.