Me and my fiance are purchasing property in Seascale and Sellafield. My property lawyer has never been on on the mortgage company approved list. Can I still retain my Seascale and Sellafield conveyancing solicitor notwithstanding that they are excluded from the lender panel of approved conveyancing solicitors?

Your options include

• Proceed with your existing Seascale and Sellafield conveyancer but your lender will undoubtedly instruct a solicitor on their conveyancing panel. The net result is additional cost and likely interruption.
• Get a new conveyancing practitioner to act in the purchase, obviously checking they are on the lender conveyancing panel.
• Appeal to your lawyer to apply to join the lender panel

The Seascale and Sellafield conveyancing firm handling our Seascale and Sellafield conveyancing has discovered a discrepancy between the surveyor’s assumptions in the valuation survey and what is revealed within the title deeds. My lawyer says that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s course or action right?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I am buying a new build apartment in Seascale and Sellafield. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Seascale and Sellafield

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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.

I am intending to let out my leasehold apartment in Seascale and Sellafield. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Your lease governs the relationship between the landlord and you the leaseholder; in particular, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Seascale and Sellafield do not prevent an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

Seascale and Sellafield Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

You will want to discover as much as you can about the company managing the building as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to practical matters like the upkeep of the common parts. Ask prospective neighbours whether they are happy with them. Finally, find out the dates that the service charges are due to the managing agents and precisely what it includes. Is the freehold reversion owned collectively by the leaseholders? This question is important as a) areas may result in problems in the block as the common areas may start to deteriorate if repairs remain unpaid b) if the leaseholders have an issue with the running of the building you will want to know about it

There are numerous houses in Seascale and Sellafield on private roads. My partner and I are buying one such property. Are there any benefits to buying a house on a private road?

Seascale and Sellafield conveyancing solicitors are well versed in conveyancing propertieson unadopted roads. Your conveyancer will review the Land Registry data to identify any rights or liabilities. In many cases there is a management company (wholly owned by residents) that residents make annual payments to maintain the road. If there is one, the road should be maintained and appear better than publicly owned.