I am assisting my step-mother sell her house in Keswick. Does the conveyancer commission an energy assessment or do I organise this?

After the demise of Home Information Packs, EPC’s was maintained a mandatory element of moving property. An EPC needs to be to hand in advance of the property being advertised. This is not something that lawyers normally organise. Where you are using a Keswick conveyancing lawyer they might be able to arrange energy performance certificates due to their relationships with long established local providers

Are all Keswick Conveyancing Quality Solicitors on the Virgin Money conveyancing panel?

It is true that some lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

When it comes to lenders such as Nationwide, do Keswick conveyancing practitioners have to pay an annual charge to be on the list of approved solicitors?

We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

It has been five months following my purchase conveyancing in Keswick took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Keswick differ for newly converted properties?

Most buyers of new build property in Keswick contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Keswick usually acquire the real estate, 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 conveyancing solicitors 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 Keswick or who has acted in the same development.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Keswick is where the house is located. What do you suggest?

Flying freeholds in Keswick are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Keswick you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Keswick may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I have been recommended a conveyancing solicitor in Keswick. I I would like to check if they are listed on the bank's approved list of lawyers. Can you help?

You should contact the conveyancer to check if they are on the lender's panel. Alternatively please get in touch with us and we can make some checks for you. If they are not on the conveyancing panel we can certainly arrange a specialist conveyancing solicitor in Keswick on the approved list for your lender.