My husband and I are acquiring a newly built duplex in Carlisle and my solicitor is telling me that she is duty bound to the lender to reveal incentives from the seller. The Estate Agents are hassling me to exchange and my preference is not to prolong matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Will our lawyer be making enquiries concerning flooding as part of the conveyancing in Carlisle.
Flooding is a growing risk for solicitors dealing with homes in Carlisle. There are those who acquire a property in Carlisle, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, however there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Carlisle. The standard property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to determine if the property has historically flooded. If the residence has been flooded in past which is not notified by the owner, then a purchaser could issue a claim for damages stemming from an misleading reply. The purchaser’s conveyancers will also order an environmental search. This should disclose if there is a recorded flood risk. If so, more detailed investigations will need to be carried out.
I am looking for a ground for flat up to £305k and found one round the corner in Carlisle I like with a park and railway links nearby, however it's only got 52 years on the lease. I can't really find anything else in Carlisle in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a home loan the shortness of the lease may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
How difficult is it to switch firm as I have to choose a firm on the Nationwide Building Society conveyancing list. I had appointed a local conveyancing solicitor in Carlisle round the corner but the firm is not approved by Nationwide Building Society
We will our best to assist in finding you a conveyancing solicitor in Carlisle on the Nationwide Building Society panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Carlisle. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Carlisle.
I am looking for a conveyancing practitioner in Carlisle for my house move. Is it possible to review a firm’s record with the profession’s regulator?
One may read documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training requirements.
Is it true that a Carlisle conveyancing company got sued by a client for failing to conduct the appropriate conveyancing searches?
We are not aware of such a Carlisle conveyancing matter but according to a recent report, clients purchasing a home in Cumbria successfully sued their property lawyer due to development plans to build a wind farm not being identified in conveyancing searches.
Where you are contemplating buying a home in Carlisle It is essential that your lawyer conduct all Carlisle conveyancing searches required making sure that you have relevant and up to date information before purchasing a property.