I can see plenty of information on this site regarding conveyancing in Cumbria but what is your top tip for selecting the right conveyancer in Cumbria
It would be unwise to be seduced by the cheapest Cumbria conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
A colleague informed me that in buying a property in Cumbria there could be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
There are a number of properties in Cumbria which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Cumbria should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Intending to buy 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 Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS 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 solicitor is on the RBS conveyancing panel.
How does conveyancing in Cumbria differ for newly converted properties?
Most buyers of new build or newly converted property in Cumbria approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because builders in Cumbria tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cumbria or who has acted in the same development.
I opted to have a survey completed on a property in Cumbria ahead of instructing solicitors. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies tend refuse to grant a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist 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.
I have just appointed agents to market my garden flat in Cumbria. Conveyancing is yet to be initiated, however I have just had a quarterly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as you normally would because all rents and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a 1st floor flat in Cumbria, conveyancing having been completed 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Cumbria with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease ends on 21st October 2080
You have 59 years left to run we estimate the price of your lease extension to be between £20,900 and £24,200 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
When it comes to my conveyancing in Cumbria should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Cumbria conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.