The Cockermouth conveyancing firm handling our Cockermouth conveyancing has identified a discrepancy when comparing the surveyor’s assumptions in the home valuation survey and what is revealed within the title deeds. My solicitor has advised that he needs to check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s approach legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I need some expedited conveyancing in Cockermouth as I am under a deadline to exchange contracts inside 2 weeks. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are not obtaining a home loan you have the choice not to do searches although no law firm would advise that you don't. With lots of history conveyancing in Cockermouth the following are instances of what can arise and adversely affect the marketability of the property: Enforcement Actions, Overdue Charges, Overdue Grants, Road Schemes,...
I'm purchasing a new build house in Cockermouth benefiting from help to buy. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not to tell my solicitor about this deal as it could adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am on look out for some leasehold conveyancing in Cockermouth. Before I set the wheels in motion I want to be sure as to the remaining lease term.
If the lease is registered - and 99.9% are in Cockermouth - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Cockermouth - Sample of Queries before buying
If a Cockermouth lease has fewer than eighty years it will have adverse implications on the value of the apartment. Check with your lender that they are willing to to proceed given the lease term. A short lease means that you will most likely require a lease extension at some point and it is worth finding out how much this will be. Remember, in most cases you will be be obliged to have owned the residence for a couple of years in order to be eligible to extend the lease. This question is important as a) areas may cause problems in the block as the communal areas may begin to deteriorate where repairs are not paid for b) if the tenants have an issue with the managing agents you will need to have complete disclosure Is anyone aware of any major works in the planning that will likely add a premium to the maintenance charges?
I have just appointed agents to market my ground floor flat in Cockermouth.Conveyancing solicitors are to be appointed soon but I have just had a half-yearly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as usual because all ground rent and maintenance charges should be allottedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process