We are buying a house and need a conveyancing solicitor in Grasmere who is on the Leeds Building Society solicitor panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Grasmere.

Have just purchased a probate house at auction in Grasmere. Conveyancing is necessary. What happens now?

Having exchanged you must find a conveyancing solicitor quickly as you are faced with a pending a drop dead date to complete the deal. An auction property will have a corresponding auction pack. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You should give this to the lawyer instructed by you at the earliest opportunity. Do make sure that that you have the requisite funding organised to complete on the date specified in the contract.

Forgive me if this question is silly but I am new to the process as a 1st time buyer of a garden flat in Grasmere. Do I receive the keys to the house on the completion date from my solicitor? If so, I will find a local conveyancing solicitor in Grasmere?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's lawyers, and once they have received this, you should be called to receive the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.

How can we know in advance if a Grasmere conveyancing solicitor on the Coventry BS panel is any good?

When it comes to conveyancing in Grasmere obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.

I'm purchasing a new build house in Grasmere benefiting from help to buy. The builders would not budge the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my solicitor about this deal as it would jeopardize my loan with Clydesdale. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Can you offer any advice when it comes to appointing a Grasmere conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Grasmere conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Grasmere conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:

What are the legal fees for lease extension work?

Grasmere Leasehold Conveyancing - A selection of Queries before buying

Is there a share of the freehold? Please inform me if there are any major works in the near future that will add a premium to the service fees? What is the maintenance charge and ground rent on the flat?

Are there any apps to help find a Grasmere conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 20miles to attend the conveyancer.

You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Grasmere and you will see a number of lawyer located nearest Grasmere. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.