It is 10 years ago since I acquired my property in Cumberland. Conveyancing lawyers have now been instructed on the sale but I am unable to find my title deeds. Will this cause complications?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your lender or they could be in the possession of the solicitor who acted in your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Cumberland relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is not insurmountable.
We're in Cumberland, FTBs buying with a mortgage (lender is Lloyds , and our lawyer is on the Lloyds conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
This question may be naive but I am new to the house moving as FTB of a two bedroom flat in Cumberland. Do I collect the keys to the premises on completion from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Cumberland?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's conveyancers, and once they have received this, you should be invited to receive the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
Completion of my purchase has taken place for my property in Cumberland. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being a right pain. The Cumberland solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Due to the encouragement of my in-laws I had a survey completed on a house in Cumberland before instructing solicitors. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies will not issue a mortgage on this type of house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cumberland. Conveyancing may be slightly more expensive based on your lender's requirements.
How simple is it to use the search app to select a conveyancing practitioner in Cumberland on the approved list for my lender?
Step one is to select a mortgage company such as HSBC Bank, The Royal Bank of Scotland or Clydesdale then specify your preferred area a common one being Cumberland. Conveyancing firms in Cumberland and beyond will then be identified.