We're in Millom, First time buyers purchasing with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am assisting my aunt sell her house in Millom. Does the conveyancer order an energy performance certificate or it is for the owner to coordinate?

Following the abolition of Home Packs, energy performance certificates was retained a mandatory component of selling a property. An EPC should be to hand prior to the property being placed on the market. It is not something that solicitors ordinarily arrange. Where you are instructing a Millom conveyancing solicitor they may help arrange energy assessments given their relationships with reputable Millom providers

This question may be naive but I am wet behind the ears as a first time purchaser of a garden flat in Millom. Do I pick up the keys to the house on the completion date from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Millom?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.

I am the sole beneficiary of my late father’s estate with all property in now in my sole name, including the house in Millom. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in October. Is the property unsalable for six months?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. many lenders would take a sensible view as this clause chiefly exists to pick up on the purchase and immediately sell or the flipping of property.

I am buying my first flat in Millom with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of additionals instead. The house builders rep told me not inform my lawyer about this deal as it would impact my loan with the lender. Should I keep quiet?.

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

I need to retain a conveyancing solicitor for some conveyancing in Millom. I've discover a site which appears to be the ideal answer If there is a chance to get all formalities completed via phone that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am employed by a reputable estate agent office in Millom where we have witnessed a few flat sales derailed as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Millom conveyancing solicitors. Please can you shed some light as to whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Millom Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Plenty Millom leasehold apartments will be liable to pay a service charge for the upkeep of the building set by the freeholder. If you acquire the apartment you will have to meet this contribution, usually quarterly throughout the year. This may be anything from several hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a rentcharge for you to pay yearly, this is usually not a exorbitant amount, say around £50-£100 but you should to enquire it because on occasion it could be surprisingly expensive. Its a good idea to discover as much as possible about the company managing the building as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to practical issues like the tidiness of the communal areas. Ask other people what they think of their management. Finally, investigate as to the dates that you are obliged pay the service charge to the appropriate party and precisely what it includes. Make sure you discover if there is anything that is prohibited in the lease. For instance it is very common in Millom leases that pets are not allowed in certain buildings in Millom. If you love the propertyin Millom however your dog is not allowed to move with you then you will be presented with a hard decision.