As a novice what is the most important piece of guidance you can give me about purchase conveyancing in Ambleside?

Not many law firms shout this from the rooftops but conveyancing in Ambleside and elsewhere in Cumbria is an adversarial process. In other words, when it comes to conveyancing there exists plenty of opportunity for conflict between you and others involved in the legal transfer of property. E.g., the seller, selling agent and on occasion the mortgage company. Selecting a solicitor for your conveyancing in Ambleside should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to act in your best interests and to keep you safe.

There is a definite ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. You should always trust your solicitor above all other players in the conveyancing process.

I am considering refinancing my flat in Ambleside, does my lawyer have to be on the Nationwide Solicitor panel?

In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide 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 transaction.

It has been five months following my purchase conveyancing in Ambleside completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying my first flat in Ambleside with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not inform my lawyer about this deal as it will put at risk my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Taking into account that I will soon part with hundreds of thousands of pounds on a house in Ambleside I would like to talk to a lawyer about myconveyancing before appointing the firm. Can this be arranged?

Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your conveyancing in Ambleside.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Ambleside should be the figure that you end up paying.