Last we completed a house move in Ravenglass. We have since encountered a number of problems with the property which we suspect were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been carried out as part of conveyancing in Ravenglass?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Ravenglass. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller answers a questionnaire known as a Seller’s Property Information Form. answers is incorrect, you could possibly take legal action against the owner 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 Ravenglass.

we are a couple who intend to purchase a purpose built apartment in Ravenglass with a mortgage from .We have a Ravenglass conveyancing practitioner but says his firm is not listed on their approved list of member firms. It seems we have no choice but to instruct a panel lawyer or retain our preferred solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that use our lawyer?

Unfortunately,no. The loan issued to you is subject to its various provisions, a common one being that solicitors will be on the solicitor panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for

A relative informed me that in buying a property in Ravenglass there may be various restrictions as to what one can do in terms of external alterations to a property. Is this right?

There are a number of properties in Ravenglass which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Ravenglass should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have a mortgage with for my property in Ravenglass. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval in advance of renting your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. You need not do this via a conveyancing panel solicitor.

have agreed my home loan in principle, my offer on a house in Ravenglass has been agreed to, what are the next steps?

Your estate agent will want to be informed of your 's details (be sure the are on the lender’s panel). Contact or the broker and finalise any appropriate paperwork. will sellect a valuer who will get in contact with the estate agent or owners to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. will send the offer to you and your . The legal work will then take it’s course according the nature and complexity of the conveyancing in Ravenglass.

Just had an offer accepted on a new build flat in Ravenglass. Conveyancing is necessary evil 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 conveyancing.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Ravenglass

There must be mutual enforceability of lessee’s covenants. 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 supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Am I best advised to appoint a Ravenglass conveyancing lawyer in close proximity to the house I am buying? We have a good friend who can conduct the conveyancing however his firm is located 200miles drive away.

The benefit of a high street Ravenglass conveyancing firm is that you can attend the office to sign paperwork, deliver your ID and pester them where appropriate. Having local Ravenglass know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were impressed that must trump using an unfamiliar Ravenglass conveyancing solicitor just because they are Ravenglass based.