My partner and I are buying our first home. The lawyer has contact usto enquire if we wish to order additional conveyancing searches. We are really unsure what's necessary for conveyancing in Kendal

The number and type of Kendal conveyancing searches depends primarily on the property, the location, the possibility of any of these risks, your familiarity of the locality and risks, your overall attitude to risk. What matters is that you properly understand what information the searches could give you. You may then make a decision if you consider that you need that search. If uncertain, ask your lawyer to advise.

My wife and I are downsizing from our home in Kendal and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing practice as opposed to a conveyancing solicitor in Kendal. Having lived in Kendal for 5 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should 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 health insurance to cover that same illness)

Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who conducted the conveyancing in Kendal 10 years ago no longer exist. What do I do?

These day there are copies made of almost everything, and your conveyancer should know exactly where to locate all the appropriate documentation so you may buy or dispose of your property without a hitch. Where duplicates can’t be located, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on the premises.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Kendal is where the house is located. Can you offer any assistance?

Flying freeholds in Kendal are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kendal you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kendal 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 property.

I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Kendal which is to be marketed. The bungalow is unregistered at HMLR and I'm told that many buyers solicitors will insist that it is in place before they will move forward. What's the procedure for this?

In the situation you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.