Am I correct in assuming that the fact that my conveyancer in Cockermouth is not on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Cockermouth conveyancing firm and enquire why they are no longer on the approved list for your lender.
How do I check that the solicitor carrying out my conveyancing in Cockermouth is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Skipton Building Society thus paying £175.00 in another set of conveyancing costs.
Feel free to take advantage of the search tool on this site. Please choose the lender and type ‘Cockermouth’ or your location and you will discover a number of lawyer offices in Cockermouth or nearest you.
Can you point me to a directory of Co-operative panel conveyancers in Cockermouth on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings visible online. Where you are in need of a Cockermouth conveyancer on the Co-operative please use our facility.
We are getting a further advance on our mortgage from Aldermore as we intend to conduct a loft conversion to our house in Cockermouth. Do we need to select a bricks and mortar Cockermouth solicitor on the Aldermore conveyancing panel to deal with the legals?
Aldermore would not normally appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore list.
About to purchase apartment in Cockermouth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cockermouth conveyancing practitioner is on the Santander conveyancing panel.
My partner and I are selling our property in Cockermouth and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using an internet conveyancing outfit rather than a conveyancing solicitor in Cockermouth. Having lived in Cockermouth for many years we know that this is a non issue. Should we contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I'm buying my first flat in Cockermouth benefiting from help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not disclose to my solicitor about this extras as it may adversely affect my loan with Barclays Direct. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Can you refer me to a property lawyer for conveyancing in Cockermouth (or within 5klm)? It’s is for a remortgage.I did have one appointed but just found out that they can't deal with Kent Reliance.
The purpose of this site is restricted to being a directory service for property lawyers who want to be listed as being on the approved conveyancing panel for Kent Reliance in certain locations such as Cockermouth . We dont recommend any specific conveyancer.