I went with a Cumbria based firm for my conveyancing in Cumbria last week. Looking through the official terms of business I seewe are liable for fees even where the transaction does not complete. Should I go with them or use a web based firm advertising no-sale-no-fee conveyancing in Cumbria?

Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will generally be higher to cover those transactions that do not proceed. You should be mindful that such offerings tend not to cover disbursements for example Cumbria conveyancing search costs.

I used Wolstenholmes several years past for my conveyancing in Cumbria. Now, I need the documents however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Cumbria of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Just had an offer accepted on a new build flat in Cumbria. Conveyancing is daunting 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 legal work.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Cumbria

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants.

Due to the encouragement of my in-laws I had a survey completed on a property in Cumbria prior to instructing solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies tend not issue a mortgage on this type of house.

It varies from the lender to lender. HSBC has different requirements from Nationwide. If you contact us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cumbria. Conveyancing will be smoother if you use a solicitor in Cumbria especially if they are familiar with such properties in Cumbria.

We are one month into a leasehold purchase having been directed to conveyancers by the local agent to perform conveyancing in Cumbria. I am am starting to be dissatisfied with the level of service. Can you help me find new solicitors?

A solicitor would have to be really poor to suggest diss instructing them. Has your mortgage offer been sent? In the event that it has you must advise them of the new contact details and get the loan are re-sent. Your solicitor ideally should be on the mortgage company approved list to avoid escalating costs and complications. So that should be your first question of the new conveyancers. The search tool should help you find a lender approved solicitor for your home move in Cumbria