I instructed a high street firm for our conveyancing in Whitehaven yesterday. Upon checking the fine print I seeI am responsible for charges even if the dealdoes not proceed. Should I go with them or appoint a web based firm advertising no move no charge conveyancing in Whitehaven?

It is usually ‘give and take’ in that if "No Sale No Fee" is available then the conveyancing charges will generally be more expensive to offset those conveyances that abort. Dont forget that such offerings generally do not cover disbursements e.g. Whitehaven conveyancing search costs.

We expect to receive a DIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Whitehaven solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Whitehaven solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

I have decided to exercise my right to buy my property in Whitehaven off the council. I have a mortgage agreed with Aldermore. 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 Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

I recently had an offer agreed on an apartment in Whitehaven. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. A few days later, the property lawyer contacted me to say that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am buying a new build apartment in Whitehaven. Conveyancing is a frightening process 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 are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Whitehaven

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I am tempted by the attractive purchase price for a two maisonettes in Whitehaven which have in the region of forty five years left on the lease term. Do I need to be concerned?

There are plenty of short leases in Whitehaven. The lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the value of the lease deteriorates and it becomes more expensive to extend the lease. For this reason it is often a good idea to increase the term of the lease. More often than not it is difficult to sell a property with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a protracted process. We advise that you seek professional assistance from a solicitor and surveyor with experience in this area.

I bought a studio flat in Whitehaven, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Whitehaven with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2091

With just 66 years remaining on your lease the likely cost is going to span between £12,400 and £14,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

I dont have enough spare cash to pay a 10% deposit on my flat purchase in Whitehaven , but I am anxious proceed. Do I have options?

You can accept a lesser deposit. Many vendors will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute