We are buying a 1 bedroom apartment in Cumberland with a mortgage. We wish to retain our Cumberland solicitor, but the bank says she’s not on their "panel". It seems we have little choice but to use one of the lender panel conveyancing practices or keep our Cumberland and pay for one of their panel firms to act for them. This seems very unfair; are we not able to demand that the mortgage company use our Cumberland ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Cumberland conveyancing solicitor to apply to be on the conveyancing panel.
I have been told that property searches are the primary cause of stalling in Cumberland conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in Cumberland.
I bought my house on 12 February and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Cumberland expressed confidence that it would be recorded inside ten days. Are transfers in Cumberland uniquely lengthy to register?
There is nothing unique about conveyancing in Cumberland registration formalities. Rather than based on location, timescales can adjust depending on the party submitting the application, whether there are errors and if the Land registry need to notify any interested parties. As of today in the region of three quarters of such applications are fully addressed within 12 days but occasionally there can be longer hold-ups. Registration is effected once the new owner has moved in to the property therefore registration formalities is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.
I am looking for a flat up to £195,000 and found one round the corner in Cumberland I like with open areas and transport links in the vicinity, the downside is that it only has 61 remaining years left on the lease. There is not much else in Cumberland suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan that many years will be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
I acquired a property in Cumberland last and to date it is still not recorded with HM Land Registry. It was part of a development site and my told me that it can take twelve months to register. I have contacted HMLR directly and they have informed me the original application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
Call your - Where you are unsatisfied with the responses, look up their internal complaints protocol and amplify your concerns to a Partner. Registrations for Cumberland conveyancing are not known to be particularly slow.