It has come to my attention via my mortgage adviser that my Cockermouth the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I check?
The sensible course of action for you to take is to call your Cockermouth lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may recommend you to a Cockermouth conveyancing practice that is on the conveyancing panel for your mortgage company.
The Cockermouth conveyancing lawyers that I appointed last week on my house acquisition in Cockermouth have suddenly shut down. I only went with them because I had to have a solicitor on the Lloyds conveyancing panel and my preferred Cockermouth lawyer was not. I paid them 275 plus VAT in advance. What are my options?
If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
I am close to exchanging contracts on the sale of our property in Cockermouth and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a nationwide conveyancing firm as opposed to a conveyancing solicitor in Cockermouth. Having lived in Cockermouth for six years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing lawyer 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 life insurance to cover that same ailment)
How does conveyancing in Cockermouth differ for new build properties?
Most buyers of new build premises in Cockermouth come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because house builders in Cockermouth tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cockermouth or who has acted in the same development.
What are your top tips when it comes to finding a Cockermouth conveyancing firm to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Cockermouth conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with several firms including non Cockermouth conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
How experienced is the firm with lease extension legislation? Can they put you in touch with clients in Cockermouth who can give a testimonial?
Leasehold Conveyancing in Cockermouth - Examples of Queries before Purchasing
The best form of lease arrangement is a share of the freehold. In this arrangement the tenants benefit from being in charge if their destiny and notwithstanding that a managing agent is frequently employed if it is larger than a house conversion, the managing agent employed by the leaseholders. In the main the outlay for major works are not built into the maintenance charges, although some managing agents in Cockermouth require tenants to contribute towards a reserve fund and this is used to offset against major works. Its a good idea to find out as much as you can regarding the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to every day issues such as the cleanliness of the common parts. Don't be shy to ask prospective neighbours whether they are happy with their management. On a final note, be sure you discover the dates that you are obliged pay the maintenance charge to the managing agents and precisely what you get for your money.