We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather use a high street conveyancing solicitor in Millom?
Do check but the the likelihood is that allocate you one of their panel conveyancers if you take up the "fee-free" deal. Speak to the mortgage company and check if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Millom.
We are getting a further advance on our mortgage from Santander as we intend to carry out renovations to our home in Millom. Do we need to select a local Millom solicitor on the Santander conveyancing panel to handle the paperwork?
Santander would not normally require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Millom property lawyer on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I had an offer accepted on an apartment in Millom on 16/10/2025, valuation was booked 4 days after, received a clean bill of health. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I require fast conveyancing in Millom as I am under pressure to exchange contracts within 3 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you are at free not to do searches although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Millom the following are instances of issues that can be revealed and therefore impact the marketability of the property: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...
I decided to have a survey completed on a house in Millom ahead of retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some banks will refuse to issue a mortgage on a flying freehold house.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Millom. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it simple use the search tool to get a quote from a conveyancing solicitor in Millom on the authorised to act for my mortgage?
First choose a bank such as Santander, Virgin Money or Godiva Mortgages Ltd then choose your preferred area such as Millom. Conveyancing firms in Millom and beyond will then be listed.
My wife and I have recently had an offer accepted on a property and had an appointment on Friday with the Post Office for the mortgage. They advised me that when it comes to selecting a conveyancer that unless they are on their approved list of conveyancing practitioners then we will have to pay out an extra charge of £250+. This is because they would then have to instruct a property lawyer to act on their behalf as well as the one we select for ourselves and we will be on the hook for their invoice. I have asked the Post Office to furnish me with a list so I can seek quotes only from their approved conveyancers but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a list online?
Ask the Post Office what their criteria for joining their panel is for a conveyancer.Thereafter ask the conveyancer of your choice whether they fit that criteria and have they acted on mortgages for the Post Office previously. If the answer to those is yes, then just clarify this with the Post Office. Alternatively please make use of our search facility and we may be able to identify a property lawyer in Millom on the panel for the Post Office.