I am purchasing a flat in Lake District. My Conveyancer is not on the bank conveyancing list. Am I still permitted to appoint my Lake District conveyancing solicitor notwithstanding that they are excluded from the lender approved list?
You have numerous options available to you here
- Complete the purchase with your preferred Lake District conveyancer but your bank will undoubtedly instruct a solicitor on their approved panel. The net result is additional charges together with likely delay.
- Choose a new solicitor to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your property lawyer to seek to join the bank panel
My wife and I are nearing an exchange on a flat in Lake District and my mum and dad have sent the ten percent deposit to my solicitor. I am now advised that as the deposit has not arrived from me my conveyancer needs to disclose this to my mortgage company. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I advised the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The conveyancer is legally required to check with mortgage company to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Lake District. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/11/2025, the requirements read as follows :
I am selling my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being difficult. The Lake District solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Lake District solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Lake District surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
At last I have had an offer on a maisonette in Lake District agreed to, the vendors do nevertheless have an associated purchase. The owners have put an offer on on an apartment, but it’s not yet tied up, and have viewings of other flats in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Lake District. What do I do now? When do I get the mortgage application with Nationwide started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then valuation, Lake District conveyancing search fees, etc). First, you should ensure that your lawyer is on the Nationwide approved list. As to the next phase this very much depends on the specifics of your transaction, motivation for the property and on the state of the market. During a buoyant market some purchasers will apply for a home loan with Nationwide and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to press on with searches.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Lake District is where the house is located. Is there any guidance you can give?
Flying freeholds in Lake District are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lake District you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lake District may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We expect to complete our sale of a £400,000 apartment in Lake District next week. The freeholder has quoted £420 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Lake District?
For most leasehold sales in Lake District conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-exchange questions
Where consent is required before sale in Lake District
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Lake District Leasehold Conveyancing - Examples of Questions you should ask before Purchasing
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You should be aware that where the lease has no more than eighty years it will have adverse implications on the salability of the apartment. It is worth checking with your bank that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth discovering how much this will be. For most Lake Districtlease extensions you will be be obliged to have been the owner of the premises for a couple of years in order to be entitled to carry out a lease extension. How is the lease structured? What is the name of the managing agents?