We are purchasing a 3 bedroom apartment in Millom with a mortgage. We would like to retain our Millom conveyancer, but the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Millom property lawyer as well as pay for one of their panel firms to act for them. We regard this is inequitable; can we not require that the lender use our Millom solicitor ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Millom conveyancing solicitor to apply to be on the conveyancing panel.

Some advice if I may. My Millom lawyer is informing me me that he has toorder Millom conveyancing searches asthe firm are on the HSBCsolicitor panel. These Millom checks cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Millom conveyancing searches.

I am aiming to move house in November. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you put forward a removal company in Millom. Conveyancing solicitor was chosen prior to coming across your website.

On the afternoon of completion you will need to pick up the keys from your estate agent but this should only occur once the previous owners lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you will need to advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a residential property solicitor in Millom or a lawyer that specialises in conveyancing in Millom.

My partner and I have arranged the release of further funds on our home loan from Kent Reliance as we intend to carry out alterations to our house in Millom. Do we need to choose a nearby Millom solicitor on the Kent Reliance conveyancing panel to handle the legals?

Kent Reliance would not normally require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.

My offer on a property in Millom has been agreed to, but there is a chain. The vendors have put an offer on a property, but it’s not yet agreed to, and have viewings of other properties booked. I have instructed a high street conveyancing solicitor in Millom. What do I do now? When should I get the mortgage application with Santander started?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Millom conveyancing search charges, etc). First, you must ensure that your solicitor is on the Santander approved list. Concerning the next phase this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. During a buoyant market the majority of buyers would apply for a home loan with Santander and arrange for the valuation and only if it comes back ok would they request their solicitor to press on with searches.

I have been on the look out for a flat up to £195,000 and found one round the corner in Millom I like with a park and transport links in the vicinity, however it's only got 52 remaining years left on the lease. There is not much else in Millom suitable, so just wondered if I would be making a grave error buying a short lease?

If you require a mortgage the shortness of the lease will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.

I have noted on a number of online forums that when selecting a conveyancing solicitors they need approved by your lender. I am new to the process but I have an AIP with Halifax and I already have a high street conveyancing solicitor in Millom on standby. Will Nat West Bank insist on an approved conveyancer to be instructed? Does a directory of panel firms even exist for my conveyancing in Millom?

You need to use a solicitor that is on the Nat West Bank panel. The first thing to do is call your preferred Millom conveyancing solicitor and ask if they are on the Nat West Bank panel. If they are not approved you have a number of options open to you here:

• Proceed with your preferred Millom property lawyer but Nat West Bank will no doubt instruct a conveyancer on their conveyancing panel. This will result in additional cost and probable frustration.
• Appoint a new solicitor to act in the purchase, ensuring that they are on the Nat West Bank conveyancing panel.
• Convince your lawyer to apply to join the lender panel.