The Frizington conveyancing firm handling our Frizington conveyancing has spotted a difference between the surveyor’s assumptions in the home valuation report and what is revealed within the legal papers for the property. My solicitor informs me that he is obliged to check that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action correct?

Your lawyer must comply with the UK Finance Lenders’ Handbook provisions 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 both parties.

This question may be naive but I am unexperienced as a first time buyer of a two bedroom flat in Frizington. Do I receive the keys to the premises on completion from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in Frizington?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be able to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.

We are buying a 4 bedroom semi-detached house in Frizington. We would like to carry out a loft conversion at the property.Will legal work on the property include enquiries to determine if these works are prohibited?

Your conveyancer will review the deeds as conveyancing in Frizington can on occasion reveal restrictions in the title deeds which restrict certain works or necessitated the permission of another owner. Certain extensions require local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.

After weeks of negotiation I have agreed a price on an apartment in Frizington. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. A few days later, the conveyancer contacted me to say that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I require quick conveyancing in Frizington as I am under a deadline to complete in less than one month. Thankfully I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?

If.Given you are are a cash purchaser you have the choice not to have searches carried out although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Frizington the following are examples of what can be revealed and adversely affect future saleability: Enforcement Notices, Overdue Fees, Outstanding Grants, Unadopted Roads,...

I am buying a new build flat in Frizington. Conveyancing is daunting 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 is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Frizington

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Are there any distinct benefits to instructing a local lawyer in Frizington

A significant proportion of house movers in Frizington select a local lawyer so that they can pop into the firm’s offices in the event that they have problems, and to execute paperwork without using the Royal Mail.

Some would say that there is a marginal benefit when selecting a solicitor nearby to the house you are purchasing, due to the in-depth knowledge of the locality and possible local concerns - yet this is debatable. Many conveyancers are now via the internet and may be any place in the world.