My wife and I purchasing a detached bungalow in Cumberland. Our aim is to carry out an extension to the side at the property.Will legal investigations on the property include checks to see if these alterations are permitted?

Your conveyancer will check the deeds as conveyancing in Cumberland will on occasion reveal restrictions in the title documents which prohibit certain changes or need the consent of a 3rd party. Many works call for local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.

I am expecting a AIP from Bank of Ireland 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 Bank of Ireland recommend any Cumberland solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?

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

I have decided to exercise my right to buy my property in Cumberland off the council. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. 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 Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

I require quick conveyancing in Cumberland as I have an ultimatum to complete within 2 weeks. Thankfully I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?

If.Given you are are a cash buyer you are at free not to do searches although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Cumberland the following are instances of what can arise and adversely affect the marketability of the property: Enforcement Actions, Outstanding Charges, Overdue Grants, Road Schemes,...

I moved into my apartment on 3 June and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Cumberland advises it would be formalised in a couple of weeks. Are transfers in Cumberland uniquely lengthy to register?

As far as conveyancing in Cumberland registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any interested persons or bodies. At present roughly 80% of submission are completed in less than three weeks but some can be subject to extensive hold-ups. Historically registration takes place once the new owner has moved in to the property so 'speed' is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.

As co-executor for the estate of my grandmother I am disposing of a property in Neath but live in Cumberland. My lawyer (based 300 miles awayhas requested that I sign a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Cumberland to attest and place their company stamp on the document?

strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Cumberland

Jane (my partner) and I may need to sub-let our Cumberland 1st floor flat temporarily due to taking a sabbatical. We instructed a Cumberland conveyancing firm in 2003 but they have closed and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?

Your lease dictates the relationship between the freeholder and you the flat owner; in particular, it will say if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Cumberland do not contain strict prohibition on subletting – such a clause would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

Cumberland Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

Generally speaking the outlay for major works are not included within service charges, albeit that some managing agents in Cumberland require leaseholders to contribute towards a sinking fund created for the specific intention of establishing a fund for major works. The prefered form of lease structure is where the freehold title is in the ownership of the leaseholders. In this scenario the leaseholders enjoy being in charge if their destiny and even though a managing agent is often employed where it is larger than a house conversion, the managing agent is directed by the tenants. Is the freehold reversion owned collectively by the leaseholders?