We selected a local lawyer for my conveyancing in Kirkby Stephen today. After carefully reading the Terms and Conditions it is apparent thatwe are on the hook for charges even if our purchase doesn't happen. Would I be best advised to select an on-line conveyancing brokerage who offer no-sale-no-fee conveyancing in Kirkby Stephen?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be more expensive to offset those transactions that fail to complete. Please beware that such deals rarely protect you from expenditure for instance Kirkby Stephen conveyancing search costs.

Our conveyancer has discovered a defect with the lease for the apartment we are buying in Kirkby Stephen. The seller’s lawyers have offered defective title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancer says that he must ensure that the bank is willing to move forward with this solution. Are we the client or is the bank?

Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. The appropriate lender conditions must be adhered to.

My aunt informed me that in buying a property in Kirkby Stephen there could be various restrictions affecting the ability to carry out 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 alterations. 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 husband and I have arranged a further advance on our mortgage from Skipton as we intend to carry out alterations to our house in Kirkby Stephen. Do we need to appoint a high street Kirkby Stephen solicitor on the Skipton conveyancing panel to handle the legals?

Skipton would not normally require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.

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

There is no definitive answer here. Have Clydesdale conducted the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

About to purchase a new build flat in Kirkby Stephen. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Kirkby Stephen

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Given that I will soon spend 450k on 3 bedroom house in Kirkby Stephen I would like to have a conversation with the conveyancer concerning thetransaction before giving the go ahead to the firm. Can this be arranged?

Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your conveyancing in Kirkby Stephen.There is no ‘factory style conveyancing’ - each client is an important individual, not a case number. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Kirkby Stephen should be the figure that you are charged.