My IFA says he needs my Cumbria lawyer’ panel reference for the Lloyds conveyancing panel. How do I find this out. I have tried my local Cumbria office but they cant find it on their system.
You are best placed to get this information from your Cumbria lawyer . They should have a central record lender panel numbers.
My lawyer in Cumbria is not listed on the Bank of Ireland Conveyancing Panel. Can I still use my family solicitor even though they are excluded from the Bank of Ireland approved list?
Your options are as follows:
- Carry on with your existing Cumbria solicitors but Bank of Ireland will need to retain a conveyancer on their list of acceptable firms. This will result in additional total legal fees as well as result in delays.
- Find a new solicitor to to deal with the conveyancing, obviously checking they are on the Bank of Ireland panel
What does a local search inform me concerning the property my wife and I 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 Searchflow The local search is essential in every Cumbria conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the property (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 13 topic areas.
Over the last few months I have been searching for a flat up to £305k and found one round the corner in Cumbria I like with amenity areas and transport links nearby, however it only has 61 years unexpired on the lease. I can't really find anything else in Cumbria in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan that many years will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
At what point do I incur the Stamp Duty Land Tax due for my purchase in Cumbria?
The conveyancer should fill out a stamp duty return on your behalf as part of your Cumbria purchase transaction for you to sign. On completion your conveyancing practitioner will submit the Land Transaction Return Form to the Inland Revenue and - as long as they have the money - discharge any tax bill payable on your behalf.