I was informed recently by my lender that my Cumbria lawyer is not on the bank Conveyancing panel. What can I do to check?
The first thing you need to do is to call your Cumbria lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Cumbria conveyancing firm that is on the conveyancing panel for your mortgage company.
I just bought a property at auction in Cumbria. Conveyancing is needed. What are my next steps?
Given that you have now to in every practical sense signed on the dotted line you now have to retain a conveyancing solicitor soon as you are faced with a fast approaching deadline in which to complete the transaction. An auction property should have an associated auction set of papers. This will include evidence of title and search results. Where you are dealing with leasehold premises the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You need to give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are in place to complete the transaction on the set completion date.
Planning on purchasing a apartment in Cumbria. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cumbria conveyancing practitioner is on the Co-operative conveyancing panel.
I have instructed a Cumbria lawyer having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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. You may wish to consider appointing your own Cumbria surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My wife and I purchased a 4 bedroom Victorian house in Cumbria. Conveyancing solicitor acted for me and The Royal Bank of Scotland. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cumbria and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing solicitor who carried out the work.
I'm purchasing my first flat in Cumbria with a mortgage from TSB. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my lawyer about the side-deal as it will jeopardize my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Is it simple use the search tool to get a fee calculation from a conveyancing lawyer in Cumbria on the panel for my bank?
Step one is to select a bank such as Halifax, The Mortgage Works or Aldermore then specify your location such as Cumbria. Conveyancing practices in Cumbria and further afield will then be identified.