The Cleator Moor conveyancing firm handling our Cleator Moor conveyancing has discovered a difference between the information in the valuation survey and what is in the legal papers for the property. My lawyer has advised that he needs to check that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action correct?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Having sold my house in Cleator Moor last June yet the purchaser is SMS messaging daily to moan that her conveyancer needs to hear from myconveyancer. What should have happened now that I have sold?

Post completion of your sale your conveyancer is obliged to send the transfer documentation and all additional paperwork to the purchaser's lawyers. If applicable, your lawyer should also confirm that the mortgage has been repaid to the purchasers conveyancers. There are no post completion steps unique to conveyancing in Cleator Moor.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Cleator Moor. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Cleator Moor

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I would like to let out my leasehold apartment in Cleator Moor. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Cleator Moor do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I am the registered owner of a split level flat in Cleator Moor, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Cleator Moor with a long lease are worth £190,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2088

With 62 years unexpired we estimate the price of your lease extension to span between £17,100 and £19,800 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

I am just shy of a 10% deposit on my apartment purchase in Cleator Moor , but I am anxious exchange. Do I have options?

You can agree a smaller deposit. Many sellers will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment