Is the fact that my conveyancer in Cockermouth is not identified on my lender's solicitor panel that there is a problem with the standard of her work?

That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Cockermouth conveyancing firm and ask them why they are no longer on the approved list for your lender.

How do I investigate if the solicitor handling my conveyancing in Cockermouth is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus paying £187.00 plus VAT in further legal costs.

Please do make use of the search tool on this site. Please choose the mortgage company and type ‘Cockermouth’ or your location and you will be presented with a number of lawyer offices in Cockermouth or nearest you.

I am planning to move house in July. Will my conveyancing solicitor update the removal company on the day of completion. As an aside, can you recommend a removal company in Cockermouth. Conveyancing solicitor was found prior to coming across your page.

On the afternoon of completion you can collect the house keys from the estate agent but this should only happen after the vendors conveyancers inform the agent that the monies to complete are in and the keys can be given over. You will need to advise the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can assist you in finding a residential property solicitor in Cockermouth or a firm with expertise in conveyancing in Cockermouth.

I am expecting a OIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Cockermouth solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Cockermouth solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

Aldermore have agreed my home loan in principle, my offer on a flat in Cockermouth has been accepted, what are the next steps?

Your estate agent will need to be advised as to your property lawyer's details (make sure the solicitors are on the lender’s approved list). Contact Aldermore or the broker and complete any appropriate forms. Aldermore will instruct a valuer who will get in contact with the estate agent or vendor to book a slot for the valuation to happen. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Aldermore will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Cockermouth.

I require quick conveyancing in Cockermouth as I have a deadline to sign on the dotted line within one month. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?

If.Given you are are a mortgage free purchaser you are at free not to do searches although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Cockermouth the following are instances of what can crop up and adversely affect future saleability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...

I'm purchasing a new build house in Cockermouth with a mortgage from Nationwide Building Society. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not inform my lawyer about this extras as it could affect my loan with the bank. Should I keep quiet?.

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.