I am acquiring a property mortgage free in Kendal. I have lived for the previous dozen years in Kendal. Conveyancing searches are exorbitant. Given that I have knowledge of the road and vicinity very well must I have all the conveyancing searches?

If you not getting a mortgage, then almost all of the Kendal conveyancing searches are optional. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches completed, but she is duty bound to do this. Do bear in mind; if you are going to dispose of the house in the future, it may be of relevance to your future purchaser what the searches contain. On occasion properties with functional issues can still show up unpredicted search results. A good conveyancing solicitor in Kendal will provide you some sensible guidance here.

I am purchasing a 4 bedroom semi-detached house in Kendal. We would like to convert the garage to an office at the house.Will legal work on the property include investigations to determine if these alterations are permitted?

Your property lawyer should review the deeds as conveyancing in Kendal will occasionally identify restrictions in the title deeds which prevent certain works or necessitated the consent of another owner. Some additions require local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

We were going to get a DIP from Yorkshire BS 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 Yorkshire BS recommend any Kendal solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?

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

Virgin Money have agreed my mortgage in principle, my offer on a apartment in Kendal has been agreed to, now what?

Your estate agent will wish to be advised as to your conveyancing practitioner's details (ensure that the property lawyers are on the lender’s approved list). Telephone Virgin Money or your broker and finish off any relevant paperwork. Virgin Money will instruct a valuer who will get in contact with the selling agent or vendor to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Virgin Money will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Kendal.

I opted to have a survey done on a house in Kendal in advance of instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some banks will refuse to give a loan on such a house.

It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Kendal. Conveyancing may be slightly more expensive based on your lender's requirements.

I am selling my property. My previous solicitors closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Kendal if that affects matters.

Please use our search tool to help you choose a solicitor for your conveyancing in Kendal. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

What advice can you give us when it comes to finding a Kendal conveyancing firm to deal with our lease extension?

If you are instructing a solicitor for lease extension works (regardless if they are a Kendal conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Kendal conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:

What volume of lease extensions have they conducted in Kendal in the last year?

I inherited a garden flat in Kendal, conveyancing was carried out in 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Kendal with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 levied per year. The lease comes to an end on 21st October 2083

You have 58 years unexpired the likely cost is going to span between £23,800 and £27,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.