Find a Lender-Approved Local Conveyancer in Hawkshead

Ready to buy a new home? Find a law firm approved by your lender.

If you have reached us by Googling ‘Conveyancing in Hawkshead’ follow your intuition — you will have a better house move where you instruct a conveyancing solicitor in Hawkshead.

Reasons to use our Hawkshead conveyancing solicitors

  • 1 Retaining the services of a local Solicitor on the whole means that you will receive a more personal touch. Online forums bear testimony to the idea that in choosing a large conveyancing firm, your conveyancing is handled by a team of people who who update you by determining whether the ‘computers says no’.
  • 2 We are the UKs most comprehensive domestic conveyancing directory listing mortgage company approved law firms delivering conveyancing in Hawkshead registered with the SRA or Council of Licensed Conveyancers.
  • 3 This site is the first site offering you the ability to check that your property ownership legalities in Hawkshead will be carried out by a conveyancer on your bank conveyancing panel.
  • 4 Low cost packages from online conveyancers might seem attractive. However, these companies are often based hundreds of kilometers away with little understanding of the factors that affect property transactions in Hawkshead
  • 5 Excellent communication and a wealth of experience are key benefits that you should look for when selecting conveyancing solicitors. Hawkshead home moves can be made a lot more complicated due to lack of transparency between all the parties. The lawyers we work with endeavour to make sure that the lines of communication are open and act on arising issues and developments instantly.

Examples of recent conveyancing in Hawkshead since July 2025*

Recently asked questions about conveyancing in Hawkshead

My husband and I are buying a 3 bedroom apartment in Hawkshead with a mortgage. We have a Hawkshead solicitor, but the mortgage company advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Hawkshead conveyancing practitioner as well as pay for one of their panel ones to act for them. We regard this is unjust; are we not able to insist that the mortgage company use our Hawkshead lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders 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 Hawkshead conveyancing solicitor to apply to be on the conveyancing panel.

Should commercial conveyancing searches disclose proposed roadworks that may impact a commercial land in Hawkshead?

Its becoming the norm that commercial conveyancing solicitors in Hawkshead will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Hawkshead. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hawkshead.

For each commercial conveyancing transaction in Hawkshead it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Hawkshead commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Hawkshead.

Me and my brother own a 4 bedroom Edwardian property in Hawkshead. Conveyancing lawyer acted for me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hawkshead and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing solicitor who conducted the purchase.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Hawkshead is the location of the property. Can you shed any light on this issue?

Flying freeholds in Hawkshead are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hawkshead you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hawkshead may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I'm converting the mortgage on my primary home to a BTL loan with Yorkshire Building Society and I will use the rest of the raised equity as a down payment on a second property. The location we are interested in is Hawkshead. Will your lawyers be able to act for both sets of mortgage companies and tie in the transactions?

Do use our comparison tool on this page to check that the lawyers are on the appropriate lender panels. Having checked that they are the conveyancer will be able to simultaneously deal with the two deals but you should have a chat with you conveyancer and specify your desired outcome and requirements.

I am a negotiator for a busy estate agent office in Hawkshead where we see a number of flat sales put at risk due to short leases. I have received contradictory information from local Hawkshead conveyancing solicitors. Please can you shed some light as to whether the vendor of a flat can instigate the lease extension process for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Hawkshead - Examples of Queries Prior to buying

    How much is the annual maintenance fee and ground rent? Best to be warned whether changing the roof or some other significant cost is anticipated to be shared amongst the tenants and may well materially increase the the service charges or require a specific invoice. Plenty Hawkshead leasehold properties will be liable to pay a service bill for the upkeep of the block levied by the freeholder. Should you acquire the apartment you will have to meet this liability, usually in instalments during the year. This could vary from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent for you to pay yearly, ordinarily this is not a large sum, say around £50-£100 but you should to enquire it because occasionally it could be prohibitively expensive.

Last updated

Commercial Conveyancing solicitors in Hawkshead regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Hawkshead with expertise in commercial conveyancing in Hawkshead. This may include advice on buying or selling a shop, pub, restaurant, office, retail unit
  • Davenport & Scott Limited, Lancaster House, Lake Road, Ambleside, Cumbria, LA22 0AD

Domestic Licensed Conveyancers in Hawkshead regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in Hawkshead but also conveyancing across England and Wales.
  • Christopher G Mowat Llp, Merlewood, LA23 1DU

Home buying in Hawkshead is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process.

  • Taking instructions from the appropriate parties
  • Investigating the title unregistered or registered
  • Ordering Hawkshead searches for the title
  • Considering the draft contract and other documentation received from the vendor’s property lawyer
  • Submitting enquiries with the seller’s property lawyer
  • Agreeing the wording of the sale contract
  • Assessing replies provided by the owner to pre-exchange enquiries
  • Agreeing the wording for the Transfer document
  • Advising the buyer in respect of the mortgage offer: (if relevant)
  • Drawing up and sending the buyer a report on title (that is; summarising to the buyer on the contents of the contract pack, preliminary enquiries and the result of the searches)
  • Carrying out the key stage of exchanging contracts and then preparing for completion
  • Completion of and submitting to HMRC the correct stamp duty forms and payment
  • Dealing with the registration formalities for the change in ownership and the mortgage (where applicable) at the Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.