I have recentlybecome aware that Arc property Solicitors have been shut down. They conducted my conveyancing in Ulverston for a purchase of a leasehold flat 10 months ago. How can I establish that the property is not still registered in the name of the former proprietor?

The easiest way to see 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 Ulverston conveyancing specialists.

How does conveyancing in Ulverston differ for new build properties?

Most buyers of new build residence in Ulverston contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because developers in Ulverston tend to purchase the site, 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 conveyancers 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 Ulverston or who has acted in the same development.

Due to the advice of my in-laws I had a survey completed on a property in Ulverston ahead of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies will not give a mortgage on such a property.

It varies from the lender to lender. HSBC has different instructions from Halifax. Should you wish to call us we can look into this further 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 Ulverston. Conveyancing will be smoother if you use a solicitor in Ulverston especially if they regularly deal with such properties in Ulverston.

My husband and I are novice buyers - had an offer accepted, but the estate agent has warned us that the seller will only go ahead if we use the agent's recommended lawyers as they are insisting on an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in Ulverston

It is unlikely the vendors are driving this. Should the vendor require ‘a quick sale', alienating a genuine purchaser is going to damage their objectives. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to go, with finances in place © you are chain free (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Ulverston conveyancing solicitors - not the ones that will earn the negotiator at the agency a introducer fee or achieve conveyancing figures set by corporate headquarters.

Due to exchange soon on a leasehold property in Ulverston. Conveyancing solicitors assured me that they are sending me a report within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Ulverston should include some of the following:

Does the lease require carpeting throughout thus preventing wood flooring? Does the lease prevent you from letting out the flat, or working from home Changes to the premises specifics of the parties to the lease, for instance these could be the leaseholder, head lessor, freeholder You need to be advised what constitutes a Nuisance as far as the lease is concerned

Ulverston Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying

It would be prudent to discover as much as you can about the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to daily matters such as the upkeep of the communal areas. Enquire of other people what they think of their service. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and specifically what you get for your money. The best form of lease structure is where the freehold reversion is in the ownership of the leaseholders. In this scenario the leaseholders enjoy being in charge if their destiny and although a managing agent is usually retained if the building is bigger than a house conversion, the managing agent retained by the leaseholders. Generally speaking the outlay for major works are not built into the maintenance charges, although some managing agents in Ulverston obliged tenants to contribute towards a reserve fund and this is used to offset against major repairs or maintenance.