IfI were to acquire a freehold propertyin Cumbria for cash and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Cumbria?
Any savings you would make would be limited to the disbursement for searches. The conveyancing practitioner is obliged to do the vast majority of work - money laundering, liaising with your vendors solicitor, SDLT return, register the title etc. A slight saving might be made by not having to register a mortgage but it will not be meaningful.
Why do I have to pay up front for conveyancing in Cumbria?
If you are buying a property in Cumbria your lawyer will ask you to provide them with monies to cover the search fees. Generally this is requested to cover the fees of the conveyancing searches. When the deposit is payable against the sale price then this will be asked for shortly ahead of contracts are exchanged. The closing balance that is due should be transferred a couple of days prior to the day of completion.
My Solicitor in Cumbria is not listed on the TSB Solicitor Panel. Is it possible for me to continue with my family solicitor even though they are not on the TSB approved list?
Your options are as follows:
- Carry on with your preferred Cumbria lawyers but TSB will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the overall conveyancing fees as well as cause frustration.
- Get an alternative lawyer to act in the conveyancing, not forgetting to check they are TSB approved.
- Persuade your TSB solicitor to attempt to join the TSB panel
I have justdiscovered that Stirling Law have closed. They carried out my conveyancing in Cumbria for a purchase of a freehold house 18 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cumbria conveyancing specialists.
Do I need to be wary about 3rd parties that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a High Street Cumbria conveyancing firm?
As with many professional services, often suggestions from family and friends can be most helpful. Nevertheless there are numerous people with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all suggest conveyancers to choose. On occasion the lawyers might be known to one of the organisations as being good in their field, but sometimes there might be a commercial relationship behind the recommendation. You have the discretion to appoint your preferred conveyancer. However, bear in mind that many banks have an approved list of conveyancers you have to use for the mortgage related work in your home move.
Is it best to go with a Cumbria conveyancing practitioner based in the area that I am buying? I have an old university friend who can execute the conveyancing but her office is 400miles away.
The primary upside of using a local Cumbria conveyancing practice is that you can drop in to sign paperwork, hand in your ID and pester them where appropriate. Having local Cumbria know how is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and the majority were happy that must trump using an unfamiliar Cumbria conveyancing lawyer solely due to them being based in the area.