Having sold my house in St Bees last October yet the purchaser is calling daily to moan that her solicitor needs to hear from mine. What should have happened following completion?

After completion of your sale your lawyer is committed to send the transfer deeds and all of the paperwork to the buyer’s conveyancer. Where appropriate, your lawyer must also confirm that the mortgage has been repaid to the buyers lawyers. There is unlikely to be post completion steps specific conveyancing in St Bees.

Should commercial conveyancing searches disclose planned roadworks that may impact a commercial estate in St Bees?

Its becoming the norm that commercial conveyancing solicitors in St Bees will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in St Bees. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in St Bees.

For every commercial conveyancing transaction in St Bees it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to St Bees commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in St Bees.

I have justdiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in St Bees for a purchase of a freehold house 12 months ago. How can I be sure that the property is not still registered in the name of the previous owner?

The quickest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Bees conveyancing specialists.

I am buying my first flat in St Bees benefiting from help to buy. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not disclose to my conveyancer about the extras as it would jeopardize my mortgage with the bank. Is this normal?.

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.

My brother-in-law has suggested I instruct a conveyancing solicitor in St Bees. I I would like to check if they are on the bank's conveyancing panel. Can you help?

It’s a good idea call your lawyer and ask them if they are on the lender's panel. If that does not help call us and we can investigate and revert. Should the firm not be on the bank panel we we can help find a specialist conveyancing solicitor in St Bees on the panel for your mortgage company.