I require conveyancing for an apartment in a relatively new development (seven years built) in Kirkby Lonsdale. Almost all the flats have already been sold. Do I need carry out the conveyancing searches as part of conveyancing in Kirkby Lonsdale?

You would be taking a significant risk in refusing to carrying out Kirkby Lonsdale conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in no uncertain terms that you have them. If time pressures and price are top of your concerns you should consider with your lawyer about the option of search insurance

I am the registered owner of a freehold residence in Kirkby Lonsdale yet pay rent, why is this and what is this?

It is rare for properties in Kirkby Lonsdale and has limited impact for conveyancing in Kirkby Lonsdale 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 have existed for 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 lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

My partner and I are close to exchanging contracts on the sale of our house in Kirkby Lonsdale and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Kirkby Lonsdale conveyancer would know this is not the case. It does beg the question why the purchasers are using an online conveyancing outfit as opposed to a conveyancing solicitor in Kirkby Lonsdale. Having lived in Kirkby Lonsdale for 4 years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I am buying a new build house in Kirkby Lonsdale benefiting from help to buy. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not disclose to my solicitor about the deal as it would adversely affect my loan with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.

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.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Kirkby Lonsdale I like with a park and station nearby, however it only has 51 years unexpired on the lease. I can't really find anything else in Kirkby Lonsdale in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a mortgage the shortness of the lease may be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.