Our god-son is about to exchange on a newly built flat in Cleator Moor with a mortgage from Virgin Money. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Virgin Money conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Virgin Money conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I am considering mortgaging my home in Cleator Moor, does my lawyer have to be on the RBS Conveyancing panel?

There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial land in Cleator Moor?

Many commercial conveyancing solicitors in Cleator Moor will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Cleator Moor. The report sets out definitive information 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 Cleator Moor.

For every commercial conveyancing transaction in Cleator Moor it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Cleator Moor commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Cleator Moor.

How do I search for a Cleator Moor solicitor on the Skipton Building Society conveyancing panel? I drive a motor bike and am willing to travel upto 20kilometers to meet the conveyancer.

You can use the search on this website. Please pick a mortgage company and your location and you will see a number of Cleator Moor conveyancing lawyers locally. We have detailed some Cleator Moor conveyancing firms at the bottom of this page and you can contact them to check if they are on the Skipton Building Society approved list

I wish to rent out my leasehold apartment in Cleator Moor. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A lease governs the relationship between the landlord and you the flat owner; in particular, it will say if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Cleator Moor do not contain strict prohibition on 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 copy of the tenancy agreement.

I own a split level flat in Cleator Moor, conveyancing was carried out January 1995. Can you work out an approximate cost of a lease extension? Comparable properties in Cleator Moor with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 2092

You have 67 years left to run we estimate the price of your lease extension to range between £10,500 and £12,000 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.