I do hope you can assist me. My Penrith lawyer is advising me that he is legally obliged toorder Penrith conveyancing searches asthe firm are on the Lloydsapproved lawyer panel. Do I not have any say here?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Penrith conveyancing searches.

I had intended to instruct a property lawyer in Penrith for our home move. Our broker informed us that our mortgage company Platform Home Loans Ltd won't deal with them. Surely this is unduly restrictive?

A lender will direct that a panel conveyancer act for it. You would be expected to meet the cost of this. Try using our directory service to locate a solicitor to conduct conveyancing in Penrith on the Platform Home Loans Ltd approved list of solicitors.

When it comes to lenders such as UBS, do Penrith solicitors incur an annual charge to be on the conveyancing panel?

We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

Can you point me to a directory of Leeds Building Society panel conveyancers in Penrith on the Council of Mortgage Lender’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings open the public online. If you are in need of a Penrith conveyancing practitioner on the Leeds Building Society please use our facility.

The formalities of my purchase has taken place for my property in Penrith. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Do I need to take out insurance to cover chancel repairs when purchasing a property in Penrith?

Unless a prior acquisition of the house completed after 12 October 2013 you can take it that solicitors handling conveyancing in Penrith to remain encouraging a chancel search and or chancel repair liability policy.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Penrith. 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 legal work.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Penrith

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.