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Find a Millom Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Millom? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Millom conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Millom conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Millom

I have just been advised by my IFA that my Millom solicitor is not on the lender Solicitor panel. What can I do to check?

You need to call your Millom lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may be able to suggest a Millom conveyancing firm that is on the conveyancing panel for your lender.

In what way does my ID and proof of funds have anything to do with my conveyancing in Millom? Why is this being asked of me?

To satisfy the Money Laundering Regulations any Millom conveyancing firm will require proof of identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility bill evidencing your correct address.

In accordance with Money Laundering Regulations, conveyancing solicitors are obliged by law to validate not simply the identity of conveyancing clients but also the origin of the money that they receive in respect of any matter. An unwillingness to disclose this may lead to your solicitor cancelling their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to make a disclosure to the appropriate authorities should they consider that any monies received by them may contravene the Money Laundering Regulations.

I have been told that property searches are the main cause of delay in Millom house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Millom.

Can you provide any top tips for leasehold conveyancing in Millom with the intention of expediting the sale process?

  • Much of the delay in leasehold conveyancing in Millom can be avoided if you appoint lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information which will be required by the purchasers’ solicitors.
  • If you have had any disputes with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than ongoing. You may think that you are aware of the number of years left on your lease but you should double-check via your solicitors. A purchaser's lawyer will be unlikely to recommend their client to where the lease term is less than 80 years. In the circumstances it is important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share certificate. Obtaining a new share certificate can be a lengthy formality and delays many a Millom conveyancing transaction. If a new share certificate is needed, do contact the company officers or managing agents (where applicable) for this as soon as possible. If you have carried out any alterations to the residence would they have required Landlord’s permission? In particular have you laid down wooden flooring? Millom leases often stipulate that internal structural alterations or addition of wooden flooring require a licence from the Landlord consenting to such works. Should you fail to have the consents in place do not communicate with the landlord without contacting your conveyancer before hand.

Leasehold Conveyancing in Millom - Examples of Queries Prior to buying

    It would be sensible to discover as much as possible concerning the company managing the block as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to daily issues like the upkeep of the common parts. Ask prospective neighbours if they are happy with them. Finally, find out the dates that the maintenance fees are due to the managing agents and precisely what it includes. Can you inform me if there are any major works anticipated that could add a premium to the service costs? How much is the ground rent and service charge?

My step-son is just in the process of moving home, he had his mortgage in principle. One the seller agreed the offer on the flat we telephoned the mortgage company to move forward with his. I was very surprised to hear that mortgage companies do not accept all conveyancer, they have to be on a list, is this legal?

Lenders ordinarily imposes restrictions either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Millom property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.

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