Last July we completed a house move in Lake District. We have since encountered a number of issues with the property which we consider were overlooked in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Lake District?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Lake District. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the process, the vendor fills in a document known as a SPIF. If the information is misleading, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Lake District.

We are buying a flat and require a conveyancing solicitor in Lake District who is on the Leeds Building Society approved panel. Can you recommend a local 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 Lake District.

My partner and I are close to exchanging contracts on the sale of our house in Lake District and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local lawyer would know this is not the case. It does beg the question why the purchasers used a web based conveyancing firm rather than a conveyancing solicitor in Lake District. We have lived in Lake District for three years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification need.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must enquire of 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 health insurance to cover that same illness)

2 months have gone by following my purchase conveyancing in Lake District completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I only have 72 years remaining on my lease in Lake District. I now want to extend my lease but my freeholder is absent. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the landlord. On the whole an enquiry agent would be helpful to carry out a search and to produce an expert document to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s disappearance and the application to the County Court covering Lake District.

Lake District Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing

Can you tell me if there are any major works on the horizon that will add a premium to the service fees? In the main the outlay for major works are not included within service charges, albeit that some managing agents in Lake District obliged tenants to pay into a reserve fund created for the specific purpose of building a fund for larger repairs or maintenance. The answer will be important as a) areas may cause problems in the building as the communal areas may begin to deteriorate if services remain unpaid b) if the tenants have an issue with the managing agents you will want to know about it