We had chosen solicitors locally in Keswick on the RBS solicitor approved list. They are now charging me a further fee for the legal aspects of the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer can levy a fee for this. This fee is not dictated by RBS but by your Keswick solicitor. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee and others do not.
My partner and I have arranged the release of further funds on our mortgage from Skipton as we intend to conduct improvements to our house in Keswick. Are we obliged to select a bricks and mortar Keswick solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton do not ordinarily appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.
I currently have a mortgage with Nottingham for my property in Keswick. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?
Your original mortgage agreement with Nottingham will provide that you need their approval prior to renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel firm.
My colleague advised me that if I am buying in Keswick I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Keswick conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Keswick around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Keswick Education with maps and statistics, Local Amenities and other useful data about Keswick.
I used Action Conveyancing a few years ago for my conveyancing in Keswick. Now, I need my documents however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Keswick of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the input of my in-laws I had a survey completed on a house in Keswick prior to appointing conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some banks may not issue a loan on a flying freehold house.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Keswick. Conveyancing will be smoother if you use a solicitor in Keswick especially if they are familiar with such properties in Keswick.
My company is looking to lease a unit on a shopping parade. Can you recommend solicitors offering no-move-no costs for commercial conveyancing in Keswick for less than £1,200?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Keswick, including the sale and purchase of businesses as well as simply premises. If you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we will find you the right firm. As for the charges these will vary based on the structure and terms of the proposed transaction. Please provide us with your contact information or call us so that we may supply you with a fixed commercial conveyancing calculation.