My wife and I have recently bought a house in Hawkshead. We have since encountered a number of issues with the house which we consider were missed in the conveyancing searches. Do we have any recourse? What searches should? have been carried out for conveyancing in Hawkshead?

The question is not clear as what problems have arisen and if they are specific to conveyancing in Hawkshead. Conveyancing searches and investigations undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a property owner fills in a form known as a SPIF. If the information provided is incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hawkshead.

I am considering applying for a Principality mortgage for purchase of a new build (under development) in Hawkshead with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Principality ?

There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

We are purchasing a end of terrace house in Hawkshead. The intention is to carry out a loft conversion at the house.Will the conveyancing process include checks to see if these works are permitted?

Your conveyancer will review the registered title as conveyancing in Hawkshead will occasionally reveal restrictions in the title documents which prevent certain works or need the consent of another owner. Certain extensions require local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

The formalities of my remortgage has taken place for my property in Hawkshead. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I had an offer accepted on a house in Hawkshead on 25/3/2024, valuation was booked 3 days after, received a clean bill of health. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Are UBS entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I used Wolstenholmes a few years past for my conveyancing in Hawkshead. Now, I need my documents but the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hawkshead of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Do you have any advice for leasehold conveyancing in Hawkshead with the purpose of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Hawkshead can be avoided if you appoint lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation needed by the purchasers’ lawyers.
If you are supposed to have a share in the Management Company, you should make sure that you have the original share certificate. Arranging a new share certificate is often a time consuming formality and slows down many a Hawkshead home move. If a reissued share certificate is required, do contact the company officers or managing agents (if applicable) for this sooner rather than later. You may think that you are aware of the number of years remaining on your lease but you should double-check by asking your lawyers. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is under 80 years. It is therefore essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. If there is a history of conflict with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over rather than unresolved.

Hawkshead Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

It would be wise to find out as much as you can regarding the company managing the block as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are often in the clutches of the managing agents both financially and when it comes to practical matters such as the upkeep of the common parts. Don't be afraid to ask other tenants what they think of their management. On a final note, find out the dates that you are obliged pay the service charge to the relevant party and specifically how they are spending the funds. Where a Hawkshead lease has no more than 80 years it will have adverse implications on the salability of the property. Check with your lender that they are content with residual term of the lease. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and it is worth discovering how much this will be. For most Hawksheadlease extensions you would be required to have been the owner of the premises for two years before you are entitled to extend the lease. What is the name of the managing agents?