What does my ID and proof of funds have anything to do with my conveyancing in Cumberland? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in Cumberland. Nowadays you will not be able to complete any conveyancing deal without first submitting proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a utility bill. Please note that if you are supplying your driving licence as evidence of ID it needs to be both the paper section as well as the photo card part, one is not acceptable in the absence of the other.
Proof of your source of monies is mandated under Money Laundering Regulations. Please do not be offended when when this is requested of you as your lawyer will need to retain this information on record. Your Cumberland conveyancing lawyer will require evidence of proof of funds prior to accepting any monies from you into their client account and they will also ask further questions regarding the origin of monies.
Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a ground floor flat in Cumberland. Do I pick up the keys to the property on completion from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Cumberland?
On the day of completion you do not need to attend the conveyancers office in Cumberland. Conveyancing lawyers for you will arrange to send the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be invited to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
The formalities of my remortgage has taken place for my property in Cumberland. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my house. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being a right pain. The Cumberland solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are planning on selling our property in Cumberland and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Cumberland conveyancer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing practice rather than a conveyancing solicitor in Cumberland. We have lived in Cumberland for three years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? 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 ailment)
How does conveyancing in Cumberland differ for newly converted properties?
Most buyers of new build or newly converted property in Cumberland contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Cumberland tend to buy the land, 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 conveyancers 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 Cumberland or who has acted in the same development.
How do I use your search tool to find a conveyancing solicitor in Cumberland on the authorised to act for my bank?
Step one is to pick a mortgage company such as Lloyds TSB Bank, Leeds Building Society or Godiva Mortgages Ltd then choose your location a common one being Cumberland. Conveyancing organisations in Cumberland and across England and Wales should be identified.