Having been referred to your company we were going to appoint conveyancing solicitor in Millom recommended using your search tool but have come across alternative quotes via the web seem cheaper – why is this?

You can find many firms of websites advertising supposedly cheap conveyancing, unfortunately it’s common in such cases for additionalcharges result in the completion bill being escalated. Solicitors ought to ensure charges listed in terms of business should be fair and reasonable and be applied The solicitors that we put forward for conveyancing in Millom set out all charges for the property you intend tobuy.

Why do I have to pay up front for my conveyancing in Millom?

If you are buying a property in Millom your lawyer will ask you to provide them with monies to cover the the cost of the conveyancing searches. Ordinarily this is asked for to cover the fees of the conveyancing searches. When the down payment is payable against the total price then this will be required immediately in advance of exchange of contracts. The closing balance that is needed should be transferred shortly before completion.

A friend pointed out to me me that in purchasing a property in Millom there may be various restrictions as to what one can do in terms of external changes to a property. Is this right?

We are aware of a number of properties in Millom which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Millom should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Is it the case that all Millom CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved practices?

Some major lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

We have agreed to purchase a house in Millom. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?

As your lender is Santander your lawyer must check the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and lawyers are required to report to Santander where a lease fails to satisfy these conditions. The requirements relate to the installation of panels on properties nationwide and is not limited to Millom.

I am purchasing my first flat in Millom with the aid of help to buy. The sellers refused to budge the price so I negotiated £7000 of extras instead. The sale representative suggested that I not reveal to my conveyancer about the extras as it would impact my mortgage with Birmingham Midshires. Should I keep quiet?.

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

My company is looking to take over a lease of an office on a shopping parade. Can you recommend conveyancers offering competitive fees for commercial conveyancing in Millom for less than 2k?

We can recommend firms who host a wealth of experience of commercial conveyancing in Millom, including the sale and acquisition of businesses as well as simply premises. Whether you are intending to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can find you the right solicitor. Regarding the costs this will depend on the structure and nuances of the proposed transaction. Let us have your details or call so as to enable us to furnish you with comprehensive commercial conveyancing calculation.