My brother and I have recently purchased a property in Lake District. We have noticed several problems with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been conducted for conveyancing in Lake District?

The query is not clear as to the nature of the problems and if they are relate to conveyancing in Lake District. Conveyancing searches and due diligence undertaken as part of the buying process are designed to help avoid problems. As part of the process, the vendor completes a document known as a SPIF. If the information turns out to be incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Lake District.

we are a couple who are purchasing a newbuild apartment in Lake District with a homeloan from Halifax.We would like to retain our Lake District conveyancing lawyer but Halifax says his firm is not on their "panel". We have to appoint a Halifax panel firm or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The home loan offered to you contains terms and conditions, one of which will be that lawyers needs to be on the Halifax solicitor panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Halifax

We are selling our house in Lake District and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used an online conveyancing outfit as opposed to a conveyancing solicitor in Lake District. We have lived in Lake District for many years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation that the buyers are looking for.

It would appear that you have a conveyancing firm already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

It has been five months following my purchase conveyancing in Lake District took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Just had an offer accepted on a new build flat in Lake District. Conveyancing is necessary evil 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 conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Lake District

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. Please confirm the Lease plans are surveyor prepared.