I have given 2 months notice to my current landlord and have to leave my let out property in St Bees by the end of next month. Conveyancing on my purchase is underway. How realistic is it to complete in 5 weeks as I wish to avoid having to find short term accommodation?

The normal practice is not to serve notice on a rental unless you have exchanged. Assuming that you have not previously done so, speak to your lawyer and request that they seek the assistance the other solicitors, try to a target completion date that everyone will work to achieve

There are numerous conveyancing solicitors in St Bees but how do I know who I should use?

We would encourage you not to go for the cheapest St Bees conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I am aiming to move property in April. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in St Bees. Conveyancing firm was chosen prior to coming across your page.

On the afternoon of completion you will need to pick up the keys from the property agent however this should only occur after the vendors conveyancers advise the agent that the monies to complete are in and the keys can be collected. You will need to tell the removal company that you are ready to move in. We are not in a position to suggest a particular removal organisation but can assist you in locating a conveyancing in St Bees or a firm that specialises in conveyancing in St Bees.

I am purchasing a property in St Bees. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?

Given that your lender is Bank of Ireland your lawyer must comply with the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to St Bees.

Should my conveyancer be raising questions regarding flooding as part of the conveyancing in St Bees.

Flooding is a growing risk for lawyers dealing with homes in St Bees. Some people will buy a house in St Bees, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, however there are a number of searches that can be carried out by the purchaser or by their lawyers which will give them a better understanding of the risks in St Bees. The standard completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the owner to find out if the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the seller, then a purchaser may commence a compensation claim stemming from an misleading reply. The purchaser’s lawyers may also order an enviro report. This will reveal if there is any known flood risk. If so, more detailed inquiries will need to be initiated.

I have been on the look out for a flat up to £235,500 and identified one close by in St Bees I like with open areas and railway links in the vicinity, however it's only got 52 remaining years left on the lease. I can't really find anything else in St Bees in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a home loan that many years may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

In my capacity as executor for the will of my grandfather I am disposing of a property in Monmouth but I am based in St Bees. My conveyancer (based 300 kilometers from merequires that I execute a stat dec before completion. Could you suggest a conveyancing practitioner in St Bees who can attest and place their company stamp on the document?

Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are located in St Bees