As I am unsure how the conveyancing process works what is the most important piece of guidance you can impart regarding purchase conveyancing in Cockermouth?
You may not hear this from too many lawyers but conveyancing in Cockermouth and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of opportunity for confrontation between you and other parties involved in the home moving process. For instance, the vendor, estate agent and even potentially your bank. Appointing a law firm for your conveyancing in Cockermouth should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to act in your best interests and to protect you.
On occasion a third party with a vested interest will try and sway you that you should follow their advice. For instance, the property agent may claim to be assisting by suggesting your conveyancer is wrong. Or your financial adviser may try to convince you to do something that is against your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We just had an offer accepted to purchase with Norwich and Peterborough Building Society. I visited a couple of local firms yet am unable to find a Cockermouth conveyancing firm on the Norwich and Peterborough Building Society approved list. Can you assist?
Feel free to take advantage of the search tool on this web page. Pick the building society and type Cockermouth or your preferred area and you will see numerous conveyancers located in Cockermouth or near you.
Me and my brother purchased a 4 bedroom Edwardian property in Cockermouth. Conveyancing lawyer represented me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for 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 Cockermouth and other locations in 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 lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
How does conveyancing in Cockermouth differ for new build properties?
Most buyers of new build or newly converted property in Cockermouth contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because builders in Cockermouth typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cockermouth or who has acted in the same development.
I was advised by a few estate agents in Cockermouth to select a solicitor on your site. Is there a financial advantage for Estate Agents to recommend your lawyers rather than a competitor’s?
We don’t make any referral fee for sending work to this site. We found it would be just too difficult to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Should I be worried if there is a problem with one of the searches for my conveyancing in Cockermouth?
Ordinarily, most issues arising from Cockermouth conveyancing search responses can be dealt with in advance of completion or title insurance can be taken. You need to remember that even though you intend on acquiring the property and might be willing to live with the search results, your building society or bank may not, and when all said and done the decision rests with them.