What happens if my lawyer’s firm is suspended from the Co-operative Conveyancing panel ahead of completing my conveyancing in Hawkshead?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

What is your number one tip for choosing a conveyancing solicitor in Hawkshead

It would be unwise to be tempted by the cheapest Hawkshead conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

We are aiming to move property in March. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you suggest a removal company in Hawkshead. Conveyancing firm was organised prior to coming across this website.

On the day of completion you can collect the keys from your estate agent however this should only be done after the vendors lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You can inform the removal men that they can start moving you in. We are not in a position to recommend a particular removal company but can help you choose a residential property solicitor in Hawkshead or a legal practice that specialises in conveyancing in Hawkshead.

I have today made my last payment due on my mortgage with Principality. I assume I don't need a Hawkshead lawyer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

My wife and I purchased a renovated Edwardian property in Hawkshead. Conveyancing solicitor acted for me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?

You need to review the Freehold register you have again and check the Charges Register for 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 Hawkshead and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing solicitor who conducted the conveyancing.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Hawkshead is the location of the property. What do you suggest?

Flying freeholds in Hawkshead are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hawkshead 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 Hawkshead 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 residence.

I'm converting the mortgage on my current home to a buy to let mortgage with Aldermore and I will use the rest of the raised equity as a down payment on another house. The neighborhood we are looking at is Hawkshead. Will your conveyancers be able to act for both sets of mortgage companies and tie in the transactions?

Make use of our search tool on this page to check that the conveyancers are approved by both lenders. Assuming that they are the lawyer will be able to simultaneously deal with the two deals but you should talk with you conveyancer and specify your expectations and needs.