I am selling my home in Carlisle and the estate agent has just telephoned to advise that the buyers are appointing a new conveyancer. The excuse is that the bank will only engage with property lawyers on their approved list. On what basis would a big named mortgage company only deal with certain lawyers rather the firm that they want to select for their conveyancing in Carlisle ?
Mortgage companies have always had panels of law firms that can represent them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
Can you suggest a TSB accepted Carlisle conveyancing lawyer that can complete within a very limited time frame? Am I best advised to unstruct a local Carlisle conveyancer or an internet conveyancer?
We would be happy to suggest some excellent Carlisle conveyancing firms. Another option is to visit the high street in Carlisle. Visit two or three firms and ask to speak with a conveyancing solicitor for a quote. Explain your time frames together with the reasons and get an assurance on speed. Appoint the lawyer that appears most efficient.
I am purchasing a house and require a conveyancing solicitor in Carlisle who is on the Platform Home Loans Ltd solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Platform Home Loans Ltd in certain locations such as Carlisle. We dont recommend any particular firm.
Do commercial conveyancing searches reveal planned roadworks that could affect a commercial premises in Carlisle?
Its becoming the norm that commercial conveyancing solicitors in Carlisle will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Carlisle. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Carlisle.
For every commercial conveyancing transaction in Carlisle it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Carlisle commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Carlisle.
I moved into my house on 13 May and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Carlisle expressed confidence that it should be formalised inside ten days. Are titles in Carlisle particularly slow to register?
There is nothing unique about conveyancing in Carlisle registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and whether the Land registry communicate with any third parties. At present roughly 80% of such applications are completed in less than three weeks but some can be subject to extensive hold-ups. Registration occurs after the buyer is living at the property therefore 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
I decided to have a survey completed on a house in Carlisle before instructing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies may not give a mortgage on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Carlisle. Conveyancing will be smoother if you use a solicitor in Carlisle especially if they regularly deal with such properties in Carlisle.