Find a Cumbria Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Cumbria? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Cumbria transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Cumbria conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Cumbria

I am not well enough to travel far from Cumbria. I would like to know the reason why all Cumbria conveyancing practitioners are not on all mortgage company panels?

Lenders tend to restrict either the type or volume of conveyancing practices on their panel. Typical examples of such restriction(s) being that a practice needs to have two or more partners. As well as restricting the nature of firm, some have decided to reduce the number of conveyancers they allow to act for them. It is worth noting that building societies have no accountability for the accuracy of conveyancing supplied by any Cumbria conveyancer on their approved list. Property fraud was a key driver in the rationalisation of conveyancing panels a few years ago even though there are differing points of view about the extent of solicitor involvement in some of that fraud. Statistics via HMLR exposes that thousands of conveyancing firms only transact one or two conveyances annually. Those advocating conveyancing panel consolidation question why law firms deserve any entitlement to be on a bank panel when it is apparent that conveyancing is not their speciality?

Are the Cumbria conveyancing solicitors identified as being on the Yorkshire BS conveyancing panel, together with their details provided by Yorkshire BS?

Cumbria conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.

I decided to have a survey carried out on a property in Cumbria before retaining solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies tend refuse to issue a mortgage on such a property.

It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you contact us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cumbria. Conveyancing will be smoother if you use a solicitor in Cumbria especially if they regularly deal with such properties in Cumbria.

Am I right to be wary by brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a local Cumbria conveyancing firm?

As with many professional services, often input from connections can be extremely useful or valuable. But there are many players in a conveyancing transaction; estate agents, financial adviser and mortgage companies may suggest solicitors to choose. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there might be a commercial relationship behind the recommendation. You are at liberty to select your own lawyer. You need to be aware that some mortgage providers specify a panel list of lawyers you are obliged to use for the lender aspect of your house move.

We have an offer in principle from Godiva Mortgages Ltd who suggested we could borrow up to £117k. At what point do we need to appoint a lawyer for conveyancing? Cumbria is where we are buying.

You can appoint a solicitor now requesting that they open a file for you. This will facilitate: 1) the selling agent to issue a Sales Memorandum to all parties 2) the seller’s solicitor to submit the draft contract. However, do not ask your lawyer to start searches until you receive your valuation report via Godiva Mortgages Ltd and you are willing to move forward.

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