We are planning to acquire a house and need a conveyancing solicitor in Kendal who is on the Coventry BS 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 Coventry BS . We don't recommend any particular firms conducting conveyancing in Kendal.

Should my solicitor be making enquiries regarding flooding as part of the conveyancing in Kendal.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Kendal. There are those who purchase a house in Kendal, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, but there are a various searches that can be carried out by the purchaser or by their lawyers which should give them a better understanding of the risks in Kendal. The conventional set of property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser could bring a claim for damages resulting from an incorrect answer. A purchaser’s solicitors may also commission an enviro search. This will reveal if there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.

How does conveyancing in Kendal differ for newly converted properties?

Most buyers of new build residence in Kendal contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Kendal typically buy the land, 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 used to new build conveyancing in Kendal or who has acted in the same development.

I've found a house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have just discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Kendal. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Kendal ?

Most houses in Kendal are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Kendal so you should seriously consider looking for a Kendal conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the property is part of an estate. Your lawyer should report to you on the legal implications.

Leasehold Conveyancing in Kendal - A selection of Questions you should consider Prior to Purchasing

Is there a share of the freehold? What is the maintenance charge and ground rent on the property?

I acquired a flat in Kendal last 22/5/2024 and to date it is still not recorded with HMLR. It is part of a development site and my solicitor told me that it may take 12 months to register. I have spoken with HMLR directly and they say that the initial application was cancelled due to failure to reply to requisitions. Do I need to be concerned?

Contact your lawyer - if you are not getting sensible responses, enquire as to their firm’s complaints protocol and amplify your problem to a Complaints Manager. Registrations for Kendal conveyancing are not known to be significantly delayed.