I am in the process of refinancing my house in Ulverston, does my lawyer need to be on the Principality Conveyancing panel?

In theory, you could use a solicitor that is not on the Principality conveyancing panel, but Principality would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

This question may be naive but I am wet behind the ears as a 1st time buyer of a garden flat in Ulverston. Do I receive the keys to the property on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Ulverston?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you should be able to pick up the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.

A relative informed me that in buying a property in Ulverston there may be various restrictions prohibiting external alterations to a property. Is this right?

We are aware of a number of properties in Ulverston which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Ulverston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am buying a property in Ulverston. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?

Given that you are obtaining a mortgage with Lloyds your lawyer must comply with the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties countrywide and is not isolated to Ulverston.

I require quick conveyancing in Ulverston as I am faced with a deadline to sign on the dotted line inside one month. A mortgage is not required. Can I decline from having conveyancing searches to save fees and time?

As you are are a mortgage free purchaser you are at liberty not to have searches conducted although no solicitor would recommend that you don't. With plenty of history conveyancing in Ulverston the following are examples of issues that can show up and adversely affect future saleability: Enforcement Actions, Overdue Fees, Overdue Grants, Unadopted Roads,...

I am using a search engine for the phrase conveyancing in Ulverston it reveals many solicitorslocally. How do I determine which is the right conveyancer for me?

The ideal method of finding a suitable conveyancer is through a personal recommendation, so ask friends and family who have acquired a property in Ulverston or a local estate agent or mortgage broker. Costs for conveyancing in Ulverston vary, so it's a good idea to request a minimum of four quotes from different law firms. Make sure that you know what costs in the quote includes.

Helen (my wife) and I may need to rent out our Ulverston 1st floor flat for a while due to a career opportunity. We instructed a Ulverston conveyancing practice in 2003 but they have closed and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?

Some leases for properties in Ulverston do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I purchased a leasehold flat in Ulverston, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Ulverston with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2077

You have 52 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.