Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Cumbria?

There are many recorded licenced Conveyancers in Cumbria and Solicitor partnerships in Cumbria who provide Conveyancing services 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. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Does a directory service exist listing RBS panel conveyancers in Cumbria on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings viewable over the internet. If you are seeking to appoint a Cumbria lawyer on the RBS please make the most of our facility.

I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Cumbria bank branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Cumbria conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend in accordance with their specific requirements. I have no idea who is right.

Your lawyer must follow the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I need some fast conveyancing in Cumbria as I am faced with an ultimatum to sign on the dotted line within one month. Thankfully I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?

If.Given you are are a cash buyer you are at free not to do searches although no law firm would advise that you don't. Drawing on our experience of conveyancing in Cumbria the following are instances of issues that can show up and adversely affect future saleability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Railway Schemes,...

I used Stirling Law a few years past for my conveyancing in Cumbria. Now, I need my documents however cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cumbria of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

We're first time buyers - agreed a price, yet the estate agent advised that the owners will only go ahead if we instruct their chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Cumbria

We suspect that the owner is unaware of this requirement. Should the owner desire ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Contact the sellers directly and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Cumbria conveyancing lawyers - not the ones that will earn their negotiator at the agency a kickback or hit his conveyancing figures pre-set by senior management.

I am just shy of a 10% deposit on my apartment purchase in Cumbria , but I am anxious exchange. What can I do?

You can accept a smaller deposit. Most property owners will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second