We are intending to purchase a 2 bedroom flat in Maryport with a mortgage. We like our Maryport conveyancer, however the bank says he's not on their "panel". We have to appoint one of the bank panel solicitors or keep our Maryport conveyancing practitioner and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Maryport conveyancing lawyer to apply to be on the conveyancing panel.

I am acquiring a property for cash in Maryport. I have been living for the previous 15 years in Maryport. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a home loan, then all but one or two of the Maryport conveyancing searches are non-obligatory. Your solicitor will try and sway you, perhaps strongly, that you should have searches completed, but she has a professional duty to do this. Do consider; if you are likely to dispose of the house one day, it will be of relevance to your prospective purchaser what the searches disclose. Sometimes premises with no practical issues can still reveal detrimental search results. A good conveyancing solicitor in Maryport should be able to give you some practical guidance in this regard.

We are downsizing from our property in Maryport and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers are using an online conveyancing firm rather than a conveyancing solicitor in Maryport. We have lived in Maryport for six years we know of no issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? 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 ailment)

About to purchase a new build apartment in Maryport. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Maryport

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are surveyor prepared.

Is it necessary during the course of the conveyancing process to pop into the offices of the mortgage company conveyancing panel solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Maryport so that I can attend their offices when needed.

Most conveyancing panel lawyers for the mortgage company undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Maryport. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.