Is the fact that my solicitor in Carlisle is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. 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 most common reasons for removal are: (1) low volume of transactions (2) the lawyer 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 practice and ask them why they are no longer on the approved list for your lender.
Can the conveyancing practitioners that are recommend carry out auction conveyancing in Carlisle?
We know of a few niche lawyers we can connect you with those specialising in auction conveyancing. Carlisle is one of the many locations in which our lawyers are based.
Can you point me to a directory of Bank of Ireland panel solicitors in Carlisle on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings open the public online. Where you are looking for a Carlisle conveyancer on the Bank of Ireland please use our tool.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Carlisle conveyancer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Carlisle off the council. I have a mortgage offer with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
It has been 3 months following my purchase conveyancing in Carlisle completed. 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.
I am employed by a busy estate agency in Carlisle where we have witnessed a few leasehold sales put at risk due to short leases. I have received conflicting advice from local Carlisle conveyancing solicitors. Could you shed some light as to whether the seller of a flat can instigate the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Carlisle - A selection of Questions you should consider Prior to Purchasing
You should be aware if it is fewer than eighty years it will have adverse implications on the value of the apartment. Check with your bank that they are happy with remaining years on the lease. A short lease means that you will almost definitely require a lease extension sooner rather than later and it is worth finding out how much this will be. Remember, in most cases you would be be obliged to have owned the residence for a couple of years before you are legally able to extend the lease. Are any of leasehold owners in arrears of their service charge liability? How many years remain on the lease?
Is planning permission needed to change a single dwelling into two appartments in Carlisle? This has occurred to a property next door to my home in Carlisle and was unaware of the conversion until after the works were complete.
Planning Consent yes. Building Regulations yes.