I have given 8 weeks notice to my current landlord and have to leave my rented flat in Egremont by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in three weeks as don't want to have to move into temporary accommodation?

The normal practice is not to give notice for your letting unless exchange of contracts has taken place. Assuming that you have not previously done so, speak to your solicitor and urge them to they cajole the sellers solicitors, try to an agreed time frame that all parties will look to achieve

I am purchasing a flat and require a conveyancing solicitor in Egremont who is on the Lloyds TSB Bank conveyancing. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Lloyds TSB Bank in certain locations such as Egremont. We dont recommend any particular firm.

I happen to be the only recipient of my late father’s estate and I have everything in my name alone, including the my former home in Egremont. The Egremont property was put into my name in November. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership will be treated the same way as if I'd bought the house in November. Is the property unsalable for six months?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most banks would take a practical view as this provision primarily exists to capture the purchase and immediately sell or the quick reselling of properties.

We have agreed to purchase a house in Egremont. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Lloyds your lawyer must comply with the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook includes minimum specifications for solar panel roof-space leases, and solicitors are required to report to Lloyds where a lease fails to satisfy these requirements. The specifications relate to the installation of panels on properties countrywide and is not limited to Egremont.

Our offer on a detached house in Egremont has been agreed to, but there is a chain. The sellers have put an offer on a flat, but it’s not been accepted yet, and have viewings of other flats in the pipeline. I have chosen a high street conveyancing solicitor in Egremont. What do I do now? When do I get the mortgage application with Coventry BS going?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Egremont conveyancing search charges, etc). First, you must ensure that your conveyancer is on the Coventry BS approved list. As to the next stages this very much depends on the circumstances of your transaction, attraction to this property and on the state of the market. In a rising market many buyers will apply for a home loan with Coventry BS and pay for the valuation and only if it was satisfactory would they pay their lawyer to move forward with searches.

I have todaybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Egremont for a purchase of a freehold house 10 months ago. How can I be sure that my home is in my name in the name of the previous owner?

The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Egremont conveyancing specialists.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £125,000 garden flat in Egremont in just under a week. The landlords agents has quoted £348 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Egremont?

For the majority of leasehold sales in Egremont conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering conveyancing due diligence questions Where consent is required before sale in Egremont Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Egremont leasehold premises is £350. For Egremont conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

Egremont Leasehold Conveyancing - Examples of Queries Prior to buying

Does the lease have in excess of 85 years unexpired? The prefered form of lease arrangement is if the freehold interest is in the ownership of the leaseholders. In this arrangement the lessees benefit from control and notwithstanding that a managing agent is often employed if it is larger than a house conversion, the managing agent is directed by the tenants. Is the freehold reversion owned jointly by the leaseholders?