IfI were to purchase a straightforward propertyin Cumberland for cash and have no survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Cumberland?

The sole saving you would achieve is the costs for searches. A solicitor is obliged to do the vast majority of work - money laundering, communicating with the sellers lawyer, SDLT submission, register the property etc. A slight saving might be made by not having to register a mortgage but it won't be a lot.

Various web forums that I have visited warn that are the primary reason for hinderance in Cumberland house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Searches are not likely to be the root cause of holding up conveyancing in Cumberland.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Cumberland is the location of the property. Can you shed any light on this issue?

Flying freeholds in Cumberland are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cumberland you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cumberland may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Do I need to be concerned about estate agents that I am dealing with are recommending a national conveyancing firm as opposed to a local Cumberland conveyancing firm?

As is the case with lots of service providers, often suggestions from relatives can be very helpful. But there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and lenders might all suggest solicitors to retain. On occasion the lawyers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You have the discretion to select your own lawyer. However, bear in mind that most banks have an approved list of solicitors you must use for the mortgage related work in your conveyancing.

My wife and I have recently appointed a conveyancing solicitor in Cumberland. I I would like to check if they are listed on the lender's conveyancing panel. Could you assist?

It’s a good idea contact the conveyancer to check if they are on the bank's approved list. If that does not help get in touch with us and we can make some checks for you. If they are not on the bank panel we we can help find a specialist conveyancing solicitor in Cumberland on the panel for your lender.