My wife and I are soon to exchange buying a property in Whitehaven but as a result of damage from the recent storms I have managed to agree reparation from the owner of £3k taking the form of a reduction in the price. I had intended this to be dealt with as part of amending the contract but Nottingham will not permit this. Should they have been informed?

Any conveyancer that is on the Nottingham conveyancing panel is duty bound to disclose to Nottingham of any changes to the sale price. If you were to refuse your conveyancer to disclose the reduction to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new conveyancing practitioner for your conveyancing in Whitehaven.

We see that you have a post code search directory identifying solicitors on the Santander conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Whitehaven?

We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Whitehaven.

We wanted to use a conveyancing solicitor in Whitehaven for our house move. Our financial adviser has since advised us that our mortgage lenders Yorkshire Building Society won't deal with them. Surely this is unduly restrictive?

A decade ago most mortgage companies had a different appetite for risk. Almost all Whitehaven conveyancing firms would have been on many mortgage company panels. The FSA in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms concerning their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum number of conveyancing. Many Whitehaven conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Whitehaven is one of the hundreds of areas where the solicitors we recommend are are authorised to act for Yorkshire Building Society.

Are all Whitehaven Conveyancing Quality Solicitors on the Nationwide conveyancing list of approved solicitors?

It is true that some banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

We are getting a further advance on our home loan from Aldermore as we want to conduct renovations to our house in Whitehaven. Do we need to choose a nearby Whitehaven solicitor on the Aldermore conveyancing panel to deal with the paperwork?

Aldermore would not normally appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore list.

We have agreed to purchase a house in Whitehaven. One unusual aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Principality your lawyer must comply with the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Principality where a lease fails to satisfy these provisions. The requirements relate to the installation of panels on properties nationwide and is not isolated to Whitehaven.

About to purchase a new build flat in Whitehaven. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Whitehaven

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.