It is a dozen years since I acquired my home in Whitehaven. Conveyancing solicitors have now been appointed on the sale but I am unable to track down my title documents. Is this a major issue?

You need not be too concerned. Firstly the deeds may be with your mortgage company or they may still be with the solicitor who handled the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in Whitehaven relates to registered property but in the unlikely event that your home is not registered it is more of a problem but is resolvable.

Are all Whitehaven Conveyancing Quality Solicitors on the Virgin Money conveyancing list of approved practices?

A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

We have a mortgage agreed in principle with Co-operative. Whitehaven conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Co-operative?

Some lenders take longer than others. Have Co-operative completed the valuation? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

It is unclear whether my mortgage offer requires a lease extension. I have telephoned my Whitehaven bank branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Whitehaven conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their specific requirements. I simply don't know who is right.

Your conveyancer has to follow the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

How does conveyancing in Whitehaven differ for new build properties?

Most buyers of new build premises in Whitehaven come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because developers in Whitehaven tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Whitehaven or who has acted in the same development.

I have been on the look out for a flat up to £235,500 and identified one near me in Whitehaven I like with amenity areas and station nearby, however it only has 51 years on the lease. I can't really find anything else in Whitehaven suitable, so just wondered if I would be making a mistake purchasing a short lease?

Should you require a mortgage that many years will likely be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

At long last our conveyancing in Whitehaven is set to complete next Friday, however the owners I am buying off wishes to move out the next day at noon. Should I accept this?

It is not possible to complete on a Saturday because the bank systems are not operational.