We are buying a property in Whitehaven. It might be a silly question but how we can trust a solicitor? At some point we have to send funds into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am planning to move house in May. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you suggest a removal company in Whitehaven. Conveyancing solicitor was organised prior to coming across this website.

On the afternoon of completion you can collect the house keys from your selling agent but this should only occur when the vendors solicitors advise the agent that they have the completion monies and the keys can be collected. You will need to inform the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can assist you in locating a conveyancing in Whitehaven or a legal practice with expertise in conveyancing in Whitehaven.

I am currently in the process of buying my council flat in Whitehaven. I have a mortgage agreed with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

Will our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Whitehaven.

Flooding is a growing risk for conveyancers conducting conveyancing in Whitehaven. Some people will buy a property in Whitehaven, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, however there are a various searches that may be carried out by the purchaser or by their solicitors which can figure out the risks in Whitehaven. The conventional set of property information forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to determine whether the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser may bring a compensation claim as a result of such an inaccurate response. The purchaser’s conveyancers may also order an enviro search. This should indicate if there is a recorded flood risk. If so, further inquiries should be carried out.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Whitehaven. Conveyancing is a frightening process 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 legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Whitehaven

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Taking into account that I will soon spend 450k on a two bedroom apartment in Whitehaven I would like to talk to a conveyancer about mytransaction ahead of giving the go ahead to the firm. Is this something that you can arrange?

Absolutely - we would be delighted to talk to you we do not take any clients on without you first talking to the lawyer who will be carrying out your conveyancing in Whitehaven.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Whitehaven should be the figure that you end up paying.

My solicitors in Whitehaven have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the lender directly.