It has come to my attention via my mortgage adviser that my Ulverston lawyer is not on the mortgage company Conveyancing panel. What can I do to be certain whether this is indeed the case?

You need to call your Ulverston conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Ulverston conveyancing firm that is on the approved list of lawyers for your lender.

It is 10 years ago since I acquired my property in Ulverston. Conveyancing solicitors have recently been appointed on the sale but I am unable to locate the title documents. Will this cause complications?

You need not be too concerned. First there is a chance that the deeds will be with the lender or they may still be with the solicitor who handled the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Ulverston relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.

I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would prefer to appoint a high street conveyancing solicitor in Ulverston?

You should check but the chances are that appoint one of their panel solicitors if you accept the "fee-free" deal. Speak to the bank and determine if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Ulverston.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have since discovered that the title is leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Ulverston. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Ulverston ?

The majority of houses in Ulverston are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Ulverston in which case you should be shopping around for a Ulverston conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the property is located on an estate. Your solicitor should report to you on the legal implications.

Leasehold Conveyancing in Ulverston - Sample of Questions you should ask before buying

It is important to be aware whether redecorating or some other significant cost is anticipated to be shared amongst the leasehold owners and may well dramatically impact the level of the maintenance costs or require a one time payment. How many of the leaseholders are in arrears for their service charge payments? For many Ulverston leaseholds the cost for major works tend not to be included within maintenance charges, albeit that some managing agents in Ulverston require tenants to pay into a reserve fund created for the specific purpose of building a fund for larger works.

I am looking to buy a property and need a conveyancing solicitor in Ulverston who is on the mortgage company approved panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who conduct conveyancing in Ulverston. We dont recommend any particular firm.