Last September we completed a house move in Cockermouth. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Cockermouth?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Cockermouth. Conveyancing searches and investigations undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a seller answers a form called a SPIF. If the information ends up being misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Cockermouth.
We are buying a house and the solicitor has raised the issue of Chancel Repair for which the property may be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly required for conveyancing in Cockermouth
Unless a prior acquisition of the premises completed post 12 October 2013 you can expect solicitors handling conveyancing in Cockermouth to continue to propose a a chancel search and or insurance against a claim.
I purchased a terraced Edwardian property in Cockermouth. Conveyancing practitioner acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cockermouth and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who conducted the work.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Cockermouth is the location of the property. Can you shed any light on this issue?
Flying freeholds in Cockermouth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cockermouth you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cockermouth may determine 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 premises.
How easy is it to switch conveyancer as I need to retain one who is on the Barnsley Building Society conveyancing list. I hired a local conveyancing solicitor in Cockermouth five minutes from me but he is not accepted by Barnsley Building Society
It would be our pleasure to help you find a conveyancing solicitor in Cockermouth on the Barnsley Building Society panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Cockermouth. Using the find a conveyancing solicitor tool on this site, you can compare fees for conveyancing solicitors in Cockermouth and beyond.
My husband and I are 14 days into a leasehold purchase having been recommend to solicitors by the high street agent to execute conveyancing in Cockermouth. I am not happy. Can you help me find new solicitors?
They would have to be very bad in order to consider diss instructing them. Has the loan offer been generated? If so you will need to inform them of the new conveyancer and ensure the mortgage documents are re-sent. Your new conveyancer needs to be on the banks panel to avoid added expenses and delays. So that should be your starting point. Our find a solicitor tool can help you find a bank approved lawyer for your home move in Cockermouth