My husband and I are only a couple days away from an exchange on a property in Ulverston and my mum and dad have transferred the exchange deposit to my . I am now told that as the deposit has been received from someone other than me my needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I advised the bank regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

The is obliged to clarify with lender to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

My grandfather passed away six months ago and as sole heir and executor I was left the house in Ulverston. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?

If you intend to re-mortgage then will require that you use a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.

I have justbeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Ulverston for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is not still registered in the name of the previous owner?

The quickest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ulverston conveyancing specialists.

Just had an offer accepted on a new build apartment in Ulverston. Conveyancing is daunting 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 is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ulverston

There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Our conveyancer in Ulverston has discovered a defect with the lease for the flat we are buying in Ulverston. The seller’s lawyers have offered title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor says that as he is on the bank conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the lender?

Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Ulverston conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the lender are the client. The appropriate lender requirements have to be complied with by the mortgage company conveyancing panel who has to balance acting for you and the bank