I am nearing exchange of contracts for my maisonette in Millom and the estate agent has just called to advise that the buyers are swapping solicitor. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. On what basis would a leading lender only deal with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Millom ?
UK lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
The Millom conveyancing firm handling our Millom conveyancing has spotted a difference when comparing the information in the home valuation report and what is revealed within the title deeds. My lawyer has advised that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s approach legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Do commercial conveyancing searches reveal planned roadworks that may impact a commercial estate in Millom?
Its becoming the norm that commercial conveyancing solicitors in Millom will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Millom. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Millom.
For each commercial conveyancing transaction in Millom it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Millom commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Millom.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Millom is where the house is located. Is there any guidance you can give?
Flying freeholds in Millom are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Millom you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Millom may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What tools are available to find a Millom conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to twentykilometers to attend the solicitor.
Feel free to make use of the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Millom and you will see a number of lawyer located nearest Millom. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.