Conveyancing

Buying a new house can be an exciting time but also often represents one of the most expensive purchases you will ever make.  Whether you are buying for the first time, moving home or buying or selling properties for an investment we will take the time to explain all aspects of the transaction to you and ensure that our service is personal in every respect.  We will liaise with other parties involved including estate agents and your financial advisor if appropriate to ensure the transaction runs smoothly.

As each transaction is individual to your circumstances, we can offer tailor made advice on matters specific to you and if necessary draft additional documentation to deal with aspects such as co-ownership or trust ownership.

We have provided a Conveyancing Factsheet to help understand the process and you can obtain this by clicking here.

Our experts in this department are Charlotte Birtles, Dave Mitchell, Karen Crossley, Jonathan Hannon and Sophie Dobinson.  For assistance with any property queries or for a no obligation quotation please contact us on 01768 862007 or at law@arnisonheelis.co.uk.

Buying a Property FAQs

  • Q1 - How does the process start?

    The process starts when you see a property for sale, usually with an estate agent, and you decide that you want to buy it.  After viewing it, you make an offer to the estate agent and, if that is accepted, you appoint us to do the conveyancing for you.

    We will provide you with our terms of business and contact the other party’s  solicitor to request the contract documentation.

  • Q2 - Do I need a survey and when should I get one?

    Prior to the conveyancing getting underway, it is important for you to have the property surveyed to make sure that it is in good condition and that you are paying a reasonable price.

    There are different levels of survey offered by surveyors, depending on the level of investigation that is to be carried out.

  • Q3 - What type of surveys are there?

    If you are buying the property with a mortgage, then your lender/mortgage provider will undertake their own valuation to establish the value of the property for lending purposes. Please note that if a valuation has only been carried out by a lender then you cannot rely on these results. They are for the benefit of your lender only and we would advise that a minimum of a Home Buyers Report be carried out in every instance. The onus is on the buyer to carry out any necessary inspections and investigations on the property to satisfy themselves as to the physical condition of the property.

  • Q4 - What are the ‘searches & enquiries’ that are required?

    As part of the conveyancing process, several searches are carried out to check for any legal, environmental or structural issues that might affect the property. These include:

    • Local Authority Search
      A questionnaire is sent to the local council covering areas such as road maintenance, planning permissions, building regulations, road schemes, and environmental notices.
      This helps confirm, for example, whether the property has proper access via a public road and whether any alterations have the necessary planning and building approval.
    • Drainage and Water Search
      Sent to the local water authority, this confirms whether the property is connected to mains water and if both foul and surface water drainage are connected to public sewers.
    • Coal Mining Search
      Sent to the Coal Authority to check if the property is in an area affected by past or present coal mining.
      This is important as mining activity can impact the structural integrity of the property.
    • Environmental Search
      Conducted through a specialist company to identify any nearby environmental risks—such as contamination or proximity to landfills or industrial sites—that could affect the property.
  • Q5 - What is conveyancing and how long does it take?

    Conveyancing is the legal process of transferring ownership of land or property. A key part of this process involves examining the legal title to ensure the seller has the right to sell the property and that there are no restrictions or issues that could affect its value, your intended use, your ability to obtain a mortgage, or to sell it in the future.

    If you are buying and selling at the same time, these transactions are usually carried out simultaneously.

     

    The time it takes from your offer being accepted to moving into your new home can vary depending on several factors, but the average timescale is between six to twelve weeks. In straightforward cases, such as a first-time buyer purchasing a new-build property with a mortgage already agreed in principle, it can take as little as four to five weeks. However, more complex transactions, such as buying a leasehold property that requires a lease extension, can take significantly longer and may extend to three to six months.

Our Team of experts

Charlotte Birtles

Director
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Charlotte Birtles

Director

Charlotte was born and raised in the Eden Valley. She obtained a BA (Hons) in Economic and Social History from the University of Hull in June 1998, followed by completing the Common Professional Exam in June 2000, the Legal Practice course in June 2001 and qualifying as a solicitor in November 2003.

Returning to the local area, she joined Heelis Solicitors in 2005, becoming a director in the firm in 2007. Following the merger with Arnison and Co Solicitors, Charlotte now runs the office in Appleby specialising in conveyancing, the preparation of wills and powers of attorney and the administration of estates. Over the course of her career, she has helped thousands of families and individuals.

Charlotte enjoys music, whether it be singing in a local group, attending concerts or playing for her own pleasure. She also loves spending time with her family and travelling abroad when possible.

Dave Mitchell

Solicitor
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Dave Mitchell

Solicitor

Dave Mitchell has worked in Cumbria for over 25 years as a residential conveyancing solicitor, qualifying in 1999. He originally graduated with a Distinction in the Legal Practice Course at the University of Northumbria in 1997, before moving here from the north-east to pursue a career in the profession. He has dealt with numerous cases over the years, covering sales and purchases of registered and unregistered land and a variety of new build developments across the county.

Outside of the office Dave enjoys socialising with both friends and family, and spends many weekends in the north east supporting his boyhood football team. He also plays 5 -a-side football weekly as a means of fitness.

Karen Crossley

Conveyancing Executive
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Karen Crossley

Conveyancing Executive

Karen is an experienced Conveyancing Executive within the Arnison Heelis Residential Property Department, specialising in all aspects of residential property law. With over 25 years’ experience in conveyancing, Karen has developed a strong reputation for delivering a seamless and efficient service to clients buying, selling, or remortgaging their homes.

Karen handles a wide range of transactions, including freehold and leasehold sales and purchases, transfers of equity, remortgages, and new build properties. Known for her approachable manner and organised approach, Karen ensures that each transaction progresses smoothly and that clients are kept fully informed throughout the process.

She works closely with estate agents, mortgage lenders, and other professionals to deliver a proactive and transparent service. Whether assisting first-time buyers or seasoned investors, Karen takes pride in providing clear advice and practical solutions tailored to each client’s needs.

Outside of work, Karen enjoys travelling and spending time with family and friends.

Jonathan Hannon

Solicitor
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Jonathan Hannon

Solicitor

Jonathan is a Solicitor in Arnison Heelis’ conveyancing team.  Having graduated from the University of Liverpool in 2014 with an LLB in Law Jonathan briefly worked in Manchester for a residential conveyancing firm before moving back home to Cumbria in 2017 and has worked in conveyancing ever since.  He joined Arnison Heelis in July 2021 and brought with him a wealth of experience in dealing with numerous conveyancing transactions including: freehold and leasehold sales and purchases, re-mortgages, transfers of equity, declarations of trust, newbuild matters and right-to-buy purchases.

Outside of work Jonathan is an avid music fan and has played saxophone and bass guitar for a couple of local bands.  Besides music he enjoys playing tennis and the occasional bit of wild swimming (when the weather suits him).

Email: law@arnisonheelis.co.uk

Sophie Dobinson

Graduate Legal Executive
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Sophie Dobinson

Graduate Legal Executive

Sophie moved to the local area from living abroad with her family when she was a teenager. She joined Heelis Solicitors as a trainee Legal Executive in 2010 after spending almost two years travelling around the world.  She has worked in conveyancing for over 10 years and as such, has a lot of experience in dealing with all aspects of conveyancing matters, both independently and on behalf of fee earners. Sophie has now graduated the Cilex Legal Executive course and is working towards becoming a Chartered Legal Executive.

In her spare time Sophie loves to travel, walk, spend time with her family and friends and enjoys attending music festivals and gigs.