We are purchasing a 1 bedroom flat in Millom with a mortgage. We like our Millom lawyer, but the bank advise she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Millom property lawyer as well as pay for one of their panel ones to act for them. We consider that this is unjust; is there anything we can do?
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 Millom conveyancing solicitor to apply to be on the conveyancing panel.
We are intent on selling our house in Millom and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Millom conveyancer would know this is not the case. It does beg the question why the buyers used an internet conveyancing firm as opposed to a conveyancing solicitor in Millom. We have lived in Millom for six years we know of no issue. Do we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
The deeds to my property are lost. The lawyers who handled the conveyancing in Millom 5 years ago no longer exist. What are my options?
Gone are the days when you need to hold title official documentation to prove you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
Is it possible to switch firm as I need to appoint one who is on the Norwich and Peterborough Building Society conveyancing panel. I had appointed a high street conveyancing solicitor in Millom round the corner but she is not accepted by Norwich and Peterborough Building Society
It would be our pleasure to help you find a conveyancing solicitor in Millom on the Norwich and Peterborough Building Society panel. Please note that the conveyancers that we work with do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Millom. In utilising search facility on this website, you can compare charges for conveyancing solicitors in Millom and throughout England and Wales.
Can you offer any advice when it comes to choosing a Millom conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Millom conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Millom conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
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How familiar is the firm with lease extension legislation? What volume of lease extensions have they carried out in Millom in the last twenty four months?
I acquired a ground floor flat in Millom, conveyancing formalities finalised 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Millom with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2097
With only 72 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
Are all Millom property lawyers on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can drop into your high street lender branch in Millom. the probability is that they will know some good conveyancing solicitors in Millom