I selected a high street firm for my conveyancing in Cockermouth recently. After carefully reading the terms of engagement it is apparent thatwe are responsible for costs even if the movedoes not happen. Should I ditch them and instruct a web based solicitor practice who offer no completion no charge conveyancing in Cockermouth?
Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the conveyancing charges will generally be uplifted to neutralise the conveyances that do not go ahead. You should be mindful that these offerings generally do not protect you from expenses for example Cockermouth conveyancing search costs.
In what way does my ID and proof of funds have anything to do with my conveyancing in Cockermouth? Why is this being asked of me?
You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Cockermouth. However these days you can not complete any conveyancing process in the absence supplying proof of your identity. Ordinarily this takes the form of a either your passport or driving licence and a council tax bill. Remember if you are providing your driving licence as evidence of ID it needs to be both the paper element and photo card part, one is not satisfactory without the other.
Verification of the origin of funds is required in accordance with the Money Laundering Regulations. You should not be offended when when this is requested of you as your conveyancer will need to retain this information on record. Your Cockermouth conveyancing lawyer will need to see evidence of proof of funds prior to accepting any monies from you into their client account and they should also ask additional queries concerning the source of funds.
I am buying a detached bungalow in Cockermouth. Our aim is to an extension at the rear at the house.Will the conveyancing process involve enquiries to determine if these alterations are allowed?
Your solicitor will check the registered title as conveyancing in Cockermouth can sometimes reveal restrictions in the title deeds which prevent certain works or need the permission of another owner. Many additions need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
We have agreed to purchase a house in Cockermouth. A rare aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Co-operative your lawyer must check the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook contains minimum requirements for solar panel roof-space leases, and lawyers are required to report to Co-operative where a lease does not satisfy these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Cockermouth.
My offer on a detached house in Cockermouth has been agreed to, the vendors do however have a dependent purchase. The sellers have offered on a flat, however it’s not yet tied up, and are looking at other properties in the pipeline. I have selected a nearby conveyancing solicitor in Cockermouth. What do I do now? When should I get the mortgage application with Nationwide going?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then survey, Cockermouth conveyancing search fees, etc). The first thing to do is check that your lawyer is on the Nationwide approved list. Regarding the subsequent steps this very much depends on the specifics of your transaction, desire for the property and on the state of the market. In a hot market some buyers would apply for the mortgage with Nationwide and pay for the valuation and only if it comes back ok would they ask their solicitor to press on with searches.
My friend suggested that if I am buying in Cockermouth I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Cockermouth conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Cockermouth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Cockermouth Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Cockermouth Education with maps and statistics, Local Amenities and other useful information about Cockermouth.
Given that I am about to spend £400,000 on a property in Cockermouth I wish to have a conversation with the solicitor concerning thehouse move in advance of giving the go ahead to the firm. Can this be arranged?
We could not agree more - we would be delighted to talk to you we do not take any clients on without you speaking to the solicitor due to be doing your property ownership legalities in Cockermouth.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Cockermouth should be the amount on the final invoice that you are charged.