The conveyancer who dealt with my last purchase has quoted £1350 for freehold conveyancing in Cumbria. I’m hoping to sell a Georgian detached home for £250,000. Is this expensive? Is it in excess of the average fee for conveyancing in Cumbria?
The estimate does seem marginally steep. If you shop around you could get the conveyancing a bit cheaper by perhaps £125. That being said, you couldcome to rue choosing an an unknown lawyer. Remember to be sure the solicitor can also act for your mortgage company. You can utilise our search tool to locate a Cumbria conveyancing practice on the lender’s conveyancing panel which can often include conveyancing solicitors in Cumbria.
Our lender has recommended a law firm on their panel based in Cumbria but I would rather use a conveyancing lawyer in Cumbria round the corner to me. Can you help?
It is by no means the case that all Cumbria conveyancing firms are listed all lender’s conveyancing panel. Please make the most of the above search tool to locate a Cumbria conveyancing firm on the on the lender panel.
Me and my partner are purchasing a flat in Cumbria. I might seem paranoid but how we can trust a solicitor? At some point we will need to put money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had chosen conveyancers locally in Cumbria on the Barclays solicitor approved list. They are now charging me a separate sum for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee set by Barclays?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer may charge a fee for this. This charge is not dictated by Barclays but by your Cumbria solicitor. Plenty of firms on the Barclays panel will levy an ‘acting for lender’ fee and others do not.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Cumbria bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Cumbria conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their published requirements. Who do I believe?
Your lawyer must comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
The deeds to our property can not be found. The lawyers who did the conveyancing in Cumbria 5 years ago no longer exist. What are my next steps?
Nowadays there are copies made of almost everything, and your conveyancer should be aware exactly where to find all the relevant documentation so you may buy or sell your house without any difficulty. Where copies can’t be found, your lawyer can arrange cover in the form of insurance or indemnities against possible claims on your premises.
I today plan to offer on a house that appears to tick a lot of boxes, at a great price which is making it all the more appealing. I have just found out that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Cumbria. Conveyancing advisers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Cumbria ?
Most houses in Cumbria are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Cumbria in which case you should be looking for a Cumbria conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your lawyer should appraise you on the various issues.
Cumbria Leasehold Conveyancing - Examples of Questions you should consider before Purchasing
Does the lease have onerous restrictions? It would be prudent to investigate if there are any onerous restrictions in the lease. For example it is reasonably common in Cumbria leases that pets are not permitted in certain buildings in Cumbria. If you love the apartmentin Cumbria yet your cat is not allowed to live with you then you will be presented with a difficult decision.