Me and my partner are buying a flat in Ambleside. It might be a silly question but how we can trust a lawyer? On completion day we have to put money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Please help - my lawyer advises that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Ambleside?

The right level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

I was told two weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Ambleside is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

We are intent on selling our home in Ambleside and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing outfit rather than a conveyancing solicitor in Ambleside. We have lived in Ambleside for 4 years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

How does conveyancing in Ambleside differ for new build properties?

Most buyers of new build or newly converted property in Ambleside approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Ambleside typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ambleside or who has acted in the same development.

How can the Landlord & Tenant Act 1954 impact my business property in Ambleside and how can your lawyers assist?

The 1954 Act provides a safeguard to commercial tenants, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Ambleside is one of the many locations in which the firms we work with are located

Why can I not complete my conveyancing in Ambleside on May bank holiday?

Because on completion the funds needs to be transferred electronically between the banks of the buyer and seller's lawyer and currently this can only take place on a business day. It is not possible to complete on a saturday or sunday either.