My mortgage broker has asked me for my Keswick lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I obtain this. I have called my local Keswick branch but they have not got back to me yet.
You are best placed to get this information from your Keswick lawyer . Most Keswick law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
I am looking to buy a property and require a conveyancing solicitor in Keswick who is on the Chelsea Building Society approved. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Chelsea Building Society in certain locations such as Keswick. We dont recommend any particular firm.
We are intent on selling our house in Keswick and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a national conveyancing firm as opposed to a conveyancing solicitor in Keswick. Having lived in Keswick for 5 years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You must check with 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)
How does conveyancing in Keswick differ for newly converted properties?
Most buyers of new build or newly converted property in Keswick contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Keswick typically purchase the real estate, 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 property lawyers 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 accustomed to new build conveyancing in Keswick or who has acted in the same development.
Taking into account that I am about to spend 450k on a two bedroom apartment in Keswick I wish to have a conversation with the lawyer regarding theconveyancing prior to giving the go ahead to the firm. Can this be arranged?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you first talking to the conveyancer who will be carrying out your conveyancing in Keswick.There is no ‘factory style conveyancing’ - every client is an important individual, not a case reference. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Keswick should be the figure that you end up paying.
I am an executor of my recently deceased aunt’s Will, with a property in Keswick which will be marketed. The property is unregistered at the Land Registry and I'm told that some estate agents will insist that it is in place before they'll move forward. What's the mechanism for this?
In the circumstances that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.