We are selling our flat in Cumbria. Will the conveyancing practitioner need to be on the Co-operative conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Co-operative conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
If you had a top tip for selecting a conveyancing solicitor in Cumbria what would it be?
We would encourage you not to base your choice on 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 go into the conveyancing with your eyes wide open.
Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Cumbria. Do I receive the keys to the house on completion from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Cumbria?
On the day of completion you will not be required to attend the conveyancers office in Cumbria. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s lawyers, and once they have received this, you should be called to pick up the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
We are due to move house in January. Should my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Cumbria. Conveyancing firm was chosen prior to coming across this site.
On the day of completion you will need to pick up the keys from the estate agent however this can only happen when the previous owners solicitors inform the agent that they have the completion monies and the keys can be passed over. After that you should inform the removal men that you are ready to move in. We are not in a position to recommend a specific removal company but can help you find a residential property solicitor in Cumbria or a lawyer that specialises in conveyancing in Cumbria.
What does a local search inform me about the property we're purchasing in Cumbria?
Cumbria conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search is essential in every Cumbria conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
Are there restrictive covenants that are commonly identified during conveyancing in Cumbria?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Cumbria. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We're first time buyers - agreed a price, yet the estate agent has warned us that the vendor will only go ahead if we appoint their chosen lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Cumbria
We suspect that the seller is not behind this request. If they want ‘a quick sale', turning down a genuine buyer is counter productive. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Cumbria conveyancing lawyers - not the ones that will earn their estate agent a commission or hit his conveyancing thresholds set by head office.