My financial adviser requires my Cockermouth solicitor’s panel member for the Nationwide conveyancing panel. Can you suggest how I discover this. I have tried my local Cockermouth office but they have not responded to me.
The sensible thing to do is ask for this information from your Cockermouth solicitor . They retain a central record lender panel numbers.
Completed the sale of my flat in Cockermouth last November yet the purchaser is telephoning every few hours to moan that his conveyancer is waiting to hear from mine. What should have happened now that I have sold?
Following your house sale your lawyer is obliged to forward the transfer deeds and all supplemental paperwork to the purchaser's solicitors. If applicable, your solicitor must also confirm that the legal charge in favour of the lender has been repaid to the buyers solicitors. There is unlikely to be post completion tasks unique to conveyancing in Cockermouth.
I am considering mortgaging my property in Cockermouth, does my lawyer need to be on the RBS Solicitor panel?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Are there restrictive covenants that are commonly picked up during conveyancing in Cockermouth?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Cockermouth. 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…’
The estate agent has sent us the confirmation of our purchase of a new build flat in Cockermouth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Cockermouth
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are architect prepared.
I am considering choosing a web based conveyancing practitioner rather than a Cockermouth conveyancing firm. Any advice?
Advantages do exist in being able to visit a local Cockermouth conveyancing solicitor for example
- signing documents on short notice
- often being able to speak to someone face-to-face can make a significant difference, particularly for more complex transactions
- the ability to complain if things are not going as expected
When checking quotes, look carefully for hidden extras. Most decent Cockermouth high street solicitors give an all-inclusive price. Often online companies seem to offer discounted fees, but have hidden 'extras' in the small print.