We are looking to buy a property and require a conveyancing solicitor in Ambleside who is on the Santander approved panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Ambleside.

We are planning on selling our property in Ambleside and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a nationwide conveyancing practice rather than a conveyancing solicitor in Ambleside. Having lived in Ambleside for 4 years we know of no issue. Should we contact our local Authority to seek clarification that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

How does conveyancing in Ambleside differ for newly converted properties?

Most buyers of new build residence in Ambleside come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Ambleside tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ambleside or who has acted in the same development.

Am I best advised to instruct a Ambleside conveyancing solicitor based in the vicinity that I am purchasing? I have an old university friend who can handle the conveyancing however his firm is located 300miles drive away.

The primary upside of using a local Ambleside conveyancing practice is that you can pop in to execute documents, hand in your identification documents and apply pressure on them if necessary. Having local Ambleside know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were content that must surpass using an unfamiliar Ambleside conveyancing solicitor solely due to them being local.

Back In 2006, I bought a leasehold house in Ambleside. Conveyancing and Accord Mortgages Ltd mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Ambleside who previously acted has now retired. What should I do?

First contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Ambleside conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a basement flat in Ambleside, conveyancing was carried out 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Ambleside with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ends on 21st October 2084

You have 59 years unexpired we estimate the price of your lease extension to be between £20,900 and £24,200 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.