My husband and I are looking to acquire a home in Cockermouth and are in fact using a Cockermouth conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. The Mortgage Works have this afternoon contacted us to inform me that they have now hit a problem as our Cockermouth solicitor is not on their approved list of lawyers. What do we do from here?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Cockermouth solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
We are looking to buy a house and require a conveyancing solicitor in Cockermouth who is on the UBS solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Cockermouth.
We are buying a house in Cockermouth. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
What is the difference between a licensed conveyancer and conveyancing solicitor in Cockermouth
Two types of professional can do conveyancing in Cockermouth namely licenced conveyancers or solicitors. The two can provide the legal services that required to complete the disposal or purchase of property. They are both required to handle Cockermouth conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be professionally administered and that all requisite procedures will be appropriately followed.
I can not work out if my bank requires a lease extension. I have telephoned my Cockermouth bank branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Cockermouth conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancing practitioner has to comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
How does conveyancing in Cockermouth differ for new build properties?
Most buyers of new build residence in Cockermouth come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Cockermouth typically purchase the land, 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 conveyancing solicitors 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.
In my capacity as executor for the estate of my grandmother I am disposing of a property in Cardiff but I am based in Cockermouth. My solicitor (approximately 250 kilometers awayrequires that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Cockermouth who can attest this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are located in Cockermouth