My partner and I have recently purchased a property in Seascale and Sellafield. We have since encountered a number of issues with the property which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Seascale and Sellafield?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Seascale and Sellafield. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor answers a form known as a SPIF. answers is misleading, then you may have a claim against the owner 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 Seascale and Sellafield.

I own a freehold property in Seascale and Sellafield but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Seascale and Sellafield and has limited impact for conveyancing in Seascale and Sellafield but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

I used Stirling Law several years past for my conveyancing in Seascale and Sellafield. Now, I need my documents however the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Seascale and Sellafield of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm buying my first flat in Seascale and Sellafield with a mortgage from Yorkshire Building Society. The builders refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not to tell my solicitor about the extras as it may jeopardize my loan with Yorkshire Building Society. Should I keep quiet?.

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.

Is it best to instruct a Seascale and Sellafield conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can handle the legal work however her office is 300kilometers drive away.

The primary upside of using a local Seascale and Sellafield conveyancing practice is that you can pop in to execute paperwork, present your ID and pester them where appropriate. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and on the whole were happy that should trump using an unfamiliar Seascale and Sellafield conveyancing lawyer solely due to them being based in the area.