Do the Building Society Association intend to launch a search tool with a view to list law firms on the Coventry BS conveyancing panel for example in Cumberland?

We have not been informed any plans on the part of the BSA to promote such a tool.

I am helping my niece sell her property in Cumberland. Will the conveyancing solicitor arrange an EPC or do I organise this?

After the demise of HIPs, energy assessments was maintained a compulsory element of moving property. An energy assessment should be to hand prior to the property being advertised. It is not a task that conveyancers ordinarily organise. Where you are instructing a Cumberland conveyancing solicitor they may be willing to arrange EPC’s given their contacts with reputable local assessors

Is it the case that all Cumberland conveyancing solicitors on the Skipton conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Skipton conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.

Completion 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?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am purchasing a new build house in Cumberland with a loan from The Royal Bank of Scotland. The developers refused to budge the amount so I negotiated 6k of additionals instead. The property agent advised me not to tell my conveyancer about the extras as it could put at risk my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What makes your site different to other online quote calculators for conveyancing in Cumberland?

At this site receive an accurate costs illustration from a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Cumberland. As opposed to estate agents and brokerage sites we do not have referral arrangements with solicitors. Many agents and online brokers 'recommend' the firm that pays the most commission, as opposed to the best value conveyancing in Cumberland

Is planning consent necessary to change a single dwelling into multiple flats in Cumberland? This has been carried out to a house opposite to my house in Cumberland and was unaware of it happening until it was complete.

Planning consent is required for splitting a single dwelling in Cumberland into apartments but probably not for reverting once again to single dwelling-house so, simply put, yes.