My wife and I are buying a 1 bedroom flat in Cleator Moor with a mortgage. We like our Cleator Moor conveyancer, but the lender says she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Cleator Moor lawyer and pay for one of their panel ones to act for them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Cleator Moor conveyancing lawyer to apply to be on the conveyancing panel.
I am the only recipient of my late mum's estate and I have everything in my name now, including the my former home in Cleator Moor. The Cleator Moor property was put into my name in May. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership could be treated the same way as if I'd bought the property in May. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view lenders take of it, depend on the mortgage company as this clause principally exists to capture subsales or the flipping of property.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Cleator Moor building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Cleator Moor conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancing practitioner has to comply with the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I had an offer accepted on a house in Cleator Moor on 23/4/2025, valuation was booked 2 days after, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
four months have gone by since my purchase conveyancing in Cleator Moor completed. I have checked the Land Registry website which shows that I paid £175,000 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 residence 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've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Cleator Moor is where the house is located. Is there any guidance you can give?
Flying freeholds in Cleator Moor are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cleator Moor you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cleator Moor may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I would like to let out my leasehold flat in Cleator Moor. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
The lease dictates relations between the freeholder and you the leaseholder; in particular, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Cleator Moor do not contain an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
I purchased a 1 bedroom flat in Cleator Moor, conveyancing formalities finalised 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Cleator Moor with over 90 years remaining are worth £255,000. The ground rent is £45 per annum. The lease runs out on 21st October 2098
With only 73 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
I acquired a house in Cleator Moor last 18/4/2024 and to date it is still not recorded with HM Land Registry. It is part of a new estate and my solicitor told me that it can take 12 months to register. I have called HMLR directly and they say that the initial application was cancelled due to questions not being addressed in time. Should I be concerned?
It is your lawyer that you must turn to here in order to satisfy any concerns which have been raised as part of the registration process for your Cleator Moor property. Normal Cleator Moor conveyancing practice includes an undertaking on the part of the previous owner’s conveyancer that they will help resolve any requirements raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.