We wanted to use a property lawyer in Cumbria for our house purchase. Our financial adviser has since notified us that our mortgage lenders Yorkshire Building Society won't deal with them. Surely this is unfair competition?
A lender may insist on an approved conveyancer act for it. You would be liable to meet the cost of this. Please make use of our search facility to get a quote from a solicitor to conduct conveyancing in Cumbria on the Yorkshire Building Society member panel.
Is it the case that all Cumbria conveyancing solicitors on the UBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
After much negotiation I have agreed a price on a house in Cumbria. My mortgage broker suggested a lawyer. I paid an upfront payment of £225. Soon after, the solicitor called me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Cumbria solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cumbria postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Cumbria.
Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who conducted the conveyancing in Cumbria 10 years ago have long since closed. Will I be able to sell the house?
Gone are the days when you need to hold title original deeds to evidence that you own the land or property, as the Land Registry have everything they need in a digital format.
Taking into account that I am about to part with £400,000 on 3 bedroom house in Cumbria I wish to talk to a solicitor concerning thehouse move before giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor who will be doing your property ownership legalities in Cumbria.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Cumbria should be the figure that you are charged.
How do I search for a Cumbria conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 25miles to attend the solicitor.
You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Cumbria and you will see a number of lawyer located nearest Cumbria. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.