Can you help? My Frizington lawyer is assuring me that he has toconduct Frizington conveyancing searches resulting from the fact thatthe firm are on the Santanderconveyancing panel. These Frizington searches cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Frizington conveyancing searches.

I currently have a mortgage with Bank of Ireland for my property in Frizington. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?

Your original mortgage agreement with Bank of Ireland will provide that you need their approval before letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel firm.

I can not fathom if my mortgage offer requires a lease extension. I have called my Frizington bank branch on various occasions and was advised it wasn't an issue and they will lend. My Frizington conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend in accordance with their published requirements. Who do I believe?

The lawyer must follow the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Virgin Money have agreed my mortgage in principle, my bid on a property in Frizington has been agreed to, what happens next?

Your estate agent will want to be informed of your solicitor's details (ensure that the solicitors are on the lender’s approved list). Telephone Virgin Money or the financial adviser and complete any relevant documentation. Virgin Money will appoint a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. Virgin Money will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Frizington.

I am buying my first flat in Frizington benefiting from help to buy. The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my solicitor about this side-deal as it may put at risk my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Frizington I like with open areas and transport links in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Frizington for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a home loan that many years will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

In searching the web for the words on line conveyancing in Frizington it brings up numerous solicitorsin the vicinity. With so much choice what is the best way to find the right conveyancer for purchase transaction?

The best method of finding a suitable conveyancer is via trusted recommendation, so ask friends and relatives who have bought a property in Frizington or the reputable estate agent or financial adviser. Charges for conveyancing in Frizington vary, so it's sensible to secure at least four estimates from different property lawyers. Make sure that you clarify what costs in the quote includes.