Are the BSA intent on creating a online directory to to identify law firms on the Earl Shilton BS conveyancing panel for example in Ulverston?

We have not been informed any intention on the part of the BSA to promote such a register.

I am buying a property in Ulverston. One unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Nationwide your lawyer must check the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Nationwide where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Ulverston.

I am currently in the process of buying my council flat in Ulverston. I have a mortgage offer with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

I am selling my apartment. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being difficult. The Ulverston solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have recentlyfound out that Wolstenholmes have closed. They conducted my conveyancing in Ulverston for a purchase of a leasehold flat 10 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?

The quickest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ulverston conveyancing specialists.

I am thinking of appointing a conveyancing practitioner in Ulverston for my house move. Is it possible to see a firm’s record with the profession’s regulator?

You can review presented Solicitor Regulator Association (SRA) decisions arising from investigations started on or after Jan 2008. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could monitor call for training reasons.

Completion is due on the sale of our £125,000 garden flat in Ulverston next Friday. The freeholder has quoted £360 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Ulverston?

For the majority of leasehold sales in Ulverston conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering pre-exchange questions Where consent is required before sale in Ulverston Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Ulverston leasehold property is £350. For Ulverston conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

Leasehold Conveyancing in Ulverston - Examples of Queries Prior to buying

Are any of leasehold owners in arrears of their service charge liability? Most Ulverston leasehold apartments will have a service charge for the upkeep of the block set by the freeholder. Should you purchase the property you will have to meet this charge, normally periodically throughout the year. This may be anything from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. In all probability there will be a rentcharge for you to pay yearly, ordinarily this is not a exorbitant amount, say approximately £50-£100 but you should to enquire as on occasion it could be surprisingly expensive. Is there a share of the freehold?