Do the Building Society Association intend to launch a online directory to list solicitors on the Darlington Building Society conveyancing panel for example in Carlisle?

We have not been informed any plans on the part of the BSA to develop such a register.

I have been told that property searches are the primary cause of hinderance in Carlisle house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Carlisle.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Carlisle. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Carlisle

Please supply a car parking plan. Please confirm the Lease plans are architect prepared. 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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I decided to have a survey done on a house in Carlisle before instructing solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some banks may refuse to give a loan on a flying freehold property.

It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Carlisle. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Carlisle to see if the conveyancing costs will increase in light of this.

In surfing the internet for the term on line conveyancing in Carlisle it shows results of many solicitorsin the area. How do I determine which is the right property lawyer for purchase transaction?

The best way of finding the right conveyancer is via personal testimonial, so seek the counsel of colleagues and family who have purchased a property in Carlisle or a local estate agent or financial adviser. Costs for conveyancing in Carlisle differ, so it's sensible to request at least three fee estimates from varying types of companies. Make sure that you know that the costs are assured not to escalate.