Is the fact that my conveyancer in Carlisle is not identified on my lender's solicitor panel that there is a problem with the quality of his work?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Carlisle conveyancing firm and enquire why they are no longer on the approved list for your bank.
Our lender has suggested a law firm on their panel based in Carlisle but I would rather instruct a conveyancing lawyer in Carlisle local to me. Can you help?
Not all Carlisle conveyancing practitioners are on all lender’s conveyancing panel. Use our find an approved solicitor tool to choose a Carlisle conveyancing conveyancer on the on the bank panel.
I own a terraced Victorian house in Carlisle. Conveyancing solicitor represented me and Santander. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Carlisle and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing solicitor who conducted the work.
I'm converting the mortgage on my current property to a buy to let mortgage with Britannia and I will use the rest of the raised equity towards a second house. The neighborhood we are looking at is Carlisle. Will your solicitors be able to act for the two banks and tie in the transactions?
Make use of our search tool on this site to ensure that the conveyancers are approved by both mortgage companies. Assuming that they are the conveyancer should be able to connect the two deals but you should have a chat with you solicitor and make clear your expectations and needs.
I am a fortnight into a freehold purchase having been recommend to conveyancers by the local agent to handle our conveyancing in Carlisle. We are not happy. Can you help me find new solicitors?
A solicitor would have to be very poor in order to consider replacing them. Has the mortgage offer been issued? If so you need to make them aware of the new conveyancer and ensure the mortgage documents are re-sent. Your new conveyancer should be on the banks approved list to avoid added costs and complications. So that should be your first question of the new conveyancers. The find a solicitor tool will assist you in finding a bank approved solicitor for your home move in Carlisle
I am looking at a two flats in Carlisle which have approximately 50 years unexpired on the leases. should I be concerned?
A lease is a legal document that entitles you to use the property for a period of time. As a lease gets shorter the value of the lease reduces and it becomes more costly to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. More often than not it is difficult to sell a property with a short lease because mortgage companies may be reluctant to lend money on such properties. Lease extension can be a protracted process. We recommend you get professional help from a solicitor and surveyor with experience in this arena.
Carlisle Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
How is the lease structured? Make sure you investigate if the the lease contains any adverse restrictions in the lease. By way of example it is reasonably common in Carlisle leases that pets are not allowed in in a block in Carlisle. If you love the flatin Carlisle however your dog is not allowed to make the move with you then you will be faced hard choice. Does the lease include onerous restrictions?