I can see plenty of information on this site concerning conveyancing in Cumbria but what is your top tip for finding the right conveyancer in Cumbria
We would encourage you not to base your choice on the lowest Cumbria conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I am assisting my step-mother sell her house in Cumbria. Does the solicitor order an EPC or do I organise this?
Following the abolition of Home Packs, energy assessments was maintained a compulsory component of moving property. An energy performance certificate should be commissioned in advance of the property being put on the market. It is not something that conveyancers ordinarily arrange. If you are instructing a Cumbria conveyancing lawyer they may be willing to arrange energy assessments due to their contacts with reputable Cumbria assessors
I am selling my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being difficult. The Cumbria solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
I am buying a property and the lawyer has referenced Chancel Repair to which the house may be obligated to pay because it falls into the area of such a church. She has mentioned insurance. Is this strictly appropriate for conveyancing in Cumbria
Unless a previous purchase of the premises took place after 12 October 2013 you could expect conveyancing practitioners handling conveyancing in Cumbria to continue to suggest a chancel search and or chancel repair liability insurance.
I used Action Conveyancing a few years ago for my conveyancing in Cumbria. I now require my file however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cumbria of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Cumbria benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not inform my conveyancer about the extras as it could impact my mortgage with the bank. Do I keep my lawyer in the dark?.
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 opted to have a survey done on a property in Cumbria prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some lenders may not grant a loan on this type of house.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you e-mail us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cumbria. Conveyancing will be smoother if you use a solicitor in Cumbria especially if they are familiar with such properties in Cumbria.
I purchased a property in Cumbria last 23/4/2025 and to date it is still not registered with HMLR. It is part of a new estate and my property lawyer told me that it may take 12 months to complete the registration formalities. I have contacted HMLR directly and they say that the original application was cancelled due to failure to reply to requisitions. What can I do?
Contact your conveyancing practitioner - if you are not getting sensible responses, find out about their firm’s complaints protocol and escalate your problem to a Complaints Manager. Registrations for Cumbria conveyancing are not known to be especially complex.