What is the difference between a licensed conveyancer and conveyancing solicitor in Cumbria
There are many recorded licenced Conveyancers in Cumbria and Solicitor firms in Cumbria to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a two bedroom flat in Cumbria. Do I receive the keys to the premises on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Cumbria?
On the day of completion you will not be required to go to the conveyancers office in Cumbria. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
Completion of my purchase has taken place for my property in Cumbria. 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?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
It has been three months since my purchase conveyancing in Cumbria took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing a new build house in Cumbria with the aid of help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The estate agent told me not reveal to my conveyancer about this side-deal as it will impact my loan with Santander. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
My husband and I are new on the property ladder - had an offer accepted, but the selling agent told us that the vendor will only proceed if we instruct their recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family conveyancer accustomed to conveyancing in Cumbria
It is highly unlikely the owners are driving this. Should the vendor desire ‘a quick sale', alienating a serious buyer is counter productive. Try to communicate with the sellers directly and make sure they comprehend that (a)you are serious buyers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to use your own,trusted Cumbria conveyancing lawyers - not the ones that will provide the negotiator at the agency a commission or achieve conveyancing thresholds set by corporate headquarters.
What are your top tips when it comes to appointing a Cumbria conveyancing practice to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Cumbria conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Cumbria conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
How many lease extensions has the firm conducted in Cumbria in the last year? If they are not ALEP accredited then what is the reason?
Leasehold Conveyancing in Cumbria - A selection of Queries Prior to Purchasing
Does the lease have more than 80 years unexpired? Is anyone aware of any major works in the planning that will add a premium to the maintenance costs? How is the lease structured?