Despite weeks of looking the Title Certificate and documents to our home are lost. The conveyancers who conducted the conveyancing in Ulverston 5 years ago no longer exist. What do I do?

As long as you have a registered title the details of your ownership will be retained by HMLR with a Title Number. It is possible to execute a search at the Land Registry, locate your house and secure up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.

I'm buying my first flat in Ulverston with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about the extras as it will impact my mortgage with Leeds Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How do I identify a Ulverston solicitor on the TSB conveyancing panel? I am a keen cyclist and am prepared to travel upto 25kilometers to meet the solicitor.

You can use the facility on this page. Please choose the mortgage company and your location and you will see a number of Ulverston conveyancing lawyers located nearest you. We have detailed some Ulverston conveyancing firms towards the end of this page and you can ring them to check whether they are on the TSB panel

I am a fortnight into a residential purchase having been recommend to a firm by the estate agent to do our conveyancing in Ulverston. I am not happy. Could you help me find new conveyancers?

A conveyancer would have to be really poor in order to consider changing them. Has your loan offer been issued? In the event that it has you need to make them aware of the new lawyer and get the offer are issued to the new lawyers. Your conveyancer should be on the lenders approved list to avoid supplemental costs and frustration. That should be your first question of the new conveyancers. The find a solicitor tool will assist you in finding a lender approved solicitor for your home move in Ulverston

My husband and I are are looking to find an affordable conveyancing solicitor in Ulverston to help me sell my apartment. I I am fearful of by bill escalating out of control and there's lots of Ulverston conveyancing firms to pick from...who do I opt for?

Where you have never instructed a conveyancing practitioner previously, a trustworthy recommendation through family or friends is a great place to start and is often a good barometer of quality. Alternatively, you should review the client feedback published on your conveyancer’s website or make use of our search tool to select a conveyancing solicitor in Ulverston.