Am I correct in assuming that the fact that my solicitor in Ambleside is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Ambleside conveyancing practice and ask them why they are no longer on the approved list for your bank.

I just acquired a house at auction in Ambleside. Conveyancing is required. What happens now?

Now that you are legally committed yourself to purchase you should find a conveyancing solicitor soon as you now have a fast approaching deadline in which to complete the deal. An auction property will ordinarily have a bespoke auction pack. This should include most,if not all of the documents that your lawyer will need. Where you are dealing with leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding in place to complete on the date specified in the contract.

I am currently in the process of buying my council flat in Ambleside. I have a mortgage agreed with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

Completion of my remortgage has taken place for my property in Ambleside. Conveyancing was a necessary evil 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. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

How does conveyancing in Ambleside differ for new build properties?

Most buyers of new build or newly converted property in Ambleside come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because developers in Ambleside typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ambleside or who has acted in the same development.

My cousin has urged me to appoint his conveyancing solicitors in Ambleside. Do I take his recommendation?

There are no two ways about it the ideal way to select a conveyancing solicitor is to have guidance from friends or relatives who have experience in using the firm you're contemplating using.

My boyfriend is buying a leasehold flat in Ambleside. He has received an estimate by the lawyer connected to the selling agents and it came to £1156 . It was fifteen years ago I sold and bought a house and the fee was £600. Have costs really gone up that much?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Ambleside searches, land registry fees, etc)