I selected a local solicitor for my conveyancing in Millom recently. Going through the Terms and Conditions I seeI am on the hook for costs even if the movefalls through. Should I ditch them and instruct a web based conveyancing brokerage promising no completion no charge conveyancing in Millom?

It is usually a trade off in that if "No Sale No Fee" is available then the fee levels will tend to be be more expensive to counteract the conveyances that fail to complete. You should be mindful that these schemes rarely protect you from outlay such as Millom conveyancing search costs.

My mortgage company has suggested a law firm on their panel based in Millom but I would rather instruct a conveyancing lawyer in Millom local to me. Can you help?

It is by no means the case that all Millom conveyancing firms are approved and listed on all banks conveyancing panel. Use the above find an approved solicitor tool to find a Millom conveyancing solicitor on the on the mortgage company panel.

Just bought a semi-detached house in Millom , What is the estimated time for the Land Registry to record the transfer to my name? My Millom conveyancing solicitor works at snail pace, so I want to check that my ownership is recorded.

As far as conveyancing in Millom registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can vary depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any third parties. At present roughly 80% of such applications are fully addressed within 12 days but occasionally there can be protracted hold-ups. Historically registration occurs after the purchaser has moved in to the premises thus 'speed' is not usually top priority but if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.

I'm purchasing a new build house in Millom with the aid of help to buy. The sellers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not disclose to my solicitor about this deal as it would jeopardize my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Do online conveyancing companies do everything a local Millom solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Millom?

If you instruct an online conveyancer they will cover all the things your Millom conveyancer would cover.