Can you help? My Millom solicitor is informing me me that he is legally obliged toorder Millom conveyancing searches asthe firm are on the Lloydsapproved lawyer panel. Is my lawyer correct?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Millom conveyancing searches.

I have an AIP. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would prefer to appoint a high street conveyancing solicitor in Millom?

You should check but the the probability is that give you one of their panel lawyers where you want the "fee-free" incentive. Call the lender and explore if they make available a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Millom.

Am I right to be concerned that estate agents that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a High Street Millom conveyancing practice?

As is the case with lots of service providers, often recommendations from relatives can be most helpful. Nevertheless there are numerous people with a vested interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may suggest conveyancers to use. On occasion the solicitors might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the endorsement. You are at liberty to choose your own lawyer. However, bear in mind that many banks specify a panel list of solicitors you must use for the lender aspect of your transaction.

What advice can you give us when it comes to appointing a Millom conveyancing firm to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Millom conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Millom conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:

How familiar is the practice with lease extension legislation? If the firm is not ALEP accredited then what is the reason?

Millom Leasehold Conveyancing - Sample of Queries Prior to buying

How is the lease structured? How many years remain on the lease? Most Millom leasehold properties will incur a service charge for maintenance of the building set by the landlord. Where you acquire the apartment you will have to meet this charge, usually quarterly during the year. This can vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a ground rent for you to pay annual, normally this is not a large figure, say approximately £50-£100 but you need to check as sometimes it could be many hundreds of pounds.

I am contemplating instructing a web based property lawyer as opposed to a Millom conveyancing practice. Any advice?

Numerous benefits exist in having the option visit a local Millom conveyancing solicitor such as

• signing documents on short notice
• getting one on one explanations of things that you need help with
• the ability to complain if things need to addressed

When checking estimates, look out for hidden extras. The majority decent Millom high street solicitors give an all-inclusive figure. Many online agents appear to offer discounted prices, but have hidden 'extras' in the in the terms and conditions.