My lawyer has discovered a defect with the lease for the apartment we are buying in Kirkby Stephen. The other side have offered title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancing practitioner says that he must ensure that the lender is content with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

My stepmother informed me that in buying a property in Kirkby Stephen there could be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?

There are anumerous of properties in Kirkby Stephen which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Kirkby Stephen should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My partner and I have arranged a further advance on our home loan from Co-operative as we wish to conduct renovations to our property in Kirkby Stephen. Are we obliged to choose a bricks and mortar Kirkby Stephen solicitor on the Co-operative conveyancing panel to handle the legals?

Co-operative would not normally instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.

Two weeks ago we had a mortgage agreed in principle with TSB. Kirkby Stephen conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from TSB?

There is no definitive answer here. Have TSB completed the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Kirkby Stephen?

Many commercial conveyancing solicitors in Kirkby Stephen will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Kirkby Stephen. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kirkby Stephen.

For each commercial conveyancing transaction in Kirkby Stephen it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Kirkby Stephen commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Kirkby Stephen.

How does conveyancing in Kirkby Stephen differ for new build properties?

Most buyers of new build residence in Kirkby Stephen come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is completed. This is because builders in Kirkby Stephen typically acquire the land, 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 property lawyers 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 Kirkby Stephen or who has acted in the same development.

I am thinking of instructing an online solicitor rather than a Kirkby Stephen conveyancing firm. Any advice?

There are advantages of having the option pop in to a local Kirkby Stephen conveyancing solicitor such as

• signing papers and and when necessary
• having face-to-face explanations of matters that you need help with
• the ability to raise concerns if things go pear-shaped

When comparing estimates, look out for hidden extras. Most decent Kirkby Stephen high street solicitors give an all-inclusive price. Many online companies seem to offer cheap fees, but have burried 'extras' in the small print.