I am searching for value for money conveyancer. Do I opt for a national conveyancer rather than a local Cockermouth conveyancing solicitor?

Established third party connections are another important factor to consider when choosing conveyancing solicitors. Cockermouth conveyancers enjoy connections with lenders and agents, local authorities, surveyors and other conveyancing firms meaning the whole process is going to be much more straightforward for you. Hosting a sound intelligence of the local area also helps too.

The Cockermouth conveyancing lawyers that I appointed last week on my house acquisition in Cockermouth have without warning shut down. They were on acting for me because I needed a solicitor on the TSB conveyancing panel and my family Cockermouth lawyer was not. I paid them funds on account. What are my options?

Assuming that you have an Estate Agent in the equation then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. 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 TSB 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 should be in a position to assist.

Will our lawyer be raising enquiries regarding flooding as part of the conveyancing in Cockermouth.

Flooding is a growing risk for conveyancers specialising in conveyancing in Cockermouth. Plenty of people will purchase a house in Cockermouth, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to give advice on flood risk, however there are a number of searches that may be undertaken by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Cockermouth. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to determine if the premises has historically flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser could commence a legal claim for losses as a result of such an misleading reply. A purchaser’s lawyers may also carry out an environmental search. This will reveal whether there is a recorded flood risk. If so, further inquiries should be initiated.

Have purchased a a semi-detached house in Cockermouth , What is the estimated time for the Land Registry to record the transfer to my name? My Cockermouth conveyancing solicitor works at snail pace, so I want to be sure that my purchase is registered.

As far as conveyancing in Cockermouth registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. As of today in the region of 80% of such applications are completed within 12 days but occasionally there can be protracted hold-ups. Registration takes place after the buyer is living at the property so 'speed' is not always primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Cockermouth is the location of the property. Can you offer any advice?

Flying freeholds in Cockermouth are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cockermouth you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cockermouth may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.