We are purchasing a property and require a conveyancing solicitor in Sedbergh who is on the HSBC solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Sedbergh.

I have decided to exercise my right to buy my property in Sedbergh off the council. I have a mortgage agreed with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

Completion of my remortgage has taken place for my property in Sedbergh. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

UBS have agreed my home loan in principle, my bid on a apartment in Sedbergh has been agreed to, now what?

Your estate agent will want to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Call up UBS or the financial adviser and complete any appropriate documentation. UBS will sellect a valuer who will get in contact with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average a week to receive the mortgage offer. UBS will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Sedbergh.

Various online forums that I have frequented warn that are the number one reason for obstruction in Sedbergh conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Sedbergh.

The estate agent has sent us the confirmation of our purchase of a new build flat in Sedbergh. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Sedbergh

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants.

Am I better off to use a Sedbergh conveyancing practitioner in close proximity to the house I am purchasing? I have an old university friend who can perform the conveyancing but her office is over three hundred kilometers away.

The benefit of a high street Sedbergh conveyancing firm is that you can drop in to execute paperwork, present your identification documents and pester them where appropriate. Having local Sedbergh know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and the majority were content that should outweigh using an unfamiliar Sedbergh conveyancing lawyer just because they are local.