A colleague informed me that in purchasing a property in Cleator Moor there could be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?

There are a number of properties in Cleator Moor which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Cleator Moor should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have today made my last payment due on my mortgage with TSB. I assume I don't need a Cleator Moor conveyancing practitioner on the TSB panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

I am selling my apartment. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being problematic. The Cleator Moor solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire 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.

It has been three months since my purchase conveyancing in Cleator Moor took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build flat in Cleator Moor. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Cleator Moor

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I decided to have a survey done on a property in Cleator Moor before appointing conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some mortgage companies may not give a loan on a flying freehold property.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cleator Moor. Conveyancing may be slightly more expensive based on your lender's requirements.

We're new on the property ladder - had an offer accepted, yet the selling agent told us that the owners will only issue a contract if we appoint their preferred lawyers as they want a ‘quick sale’. My instinct tells me that we should use a family solicitor who is familiar with conveyancing in Cleator Moor

We suspect that the seller is not behind this demand. If they require ‘a quick sale', turning down a genuine purchaser is counter productive. Speak to the owners direct and make the point that (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you intend to instruct your preferred Cleator Moor conveyancing firm - as opposed tothose that will provide the negotiator at the agency a kickback or meet his conveyancing thresholds demanded by HQ.