Is the fact that my conveyancer in Cumbria is not listed on my lender's conveyancing panel that there is a problem with the quality of his work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 Cumbria conveyancing firm and enquire why they are no longer on the approved list for your bank.

I am need of leasehold conveyancing for a flat in a relatively new development (seven years built) in Cumbria. Almost all the properties have already been sold. Do I need carry out the neighbourhood searches as part of conveyancing in Cumbria?

A big part of the Cumbria legal transfer of property is the conveyancing searches. There are numerous companies conducting Cumbria conveyancing searches, as well straight from the local authority. These are generally termed personal search providers due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authority.

I purchased a freehold residence in Cumbria but still invoiced for rent, why is this and what is this?

It is rare for properties in Cumbria and has limited impact for conveyancing in Cumbria but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

Just had an offer accepted on a new build flat in Cumbria. Conveyancing is a frightening process 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 is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Cumbria

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Given that I am about to spend 450k on a property in Cumbria I wish to talk to a lawyer concerning theconveyancing ahead of giving the go ahead to the firm. Can this be arranged?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be doing your conveyancing in Cumbria.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Cumbria should be the figure that you are charged.