We are planning to acquire a house and need a conveyancing solicitor in Milnthorpe who is on the Skipton approved panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Milnthorpe.

I just bought a house at auction in Milnthorpe. Conveyancing is needed. What happens now?

Now that you have to all intents and purposes signed on the dotted line you now have to retain a conveyancing solicitor as a matter of urgency as you will have a fast approaching deadline in which to complete the property. Every auction property will ordinarily have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You should give this to the conveyancer instructed by you ASAP. You also need to ensure that you have funds in order to complete the transaction on the set completion date.

I was told three weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Milnthorpe is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.

RBS have agreed my home loan in principle, my bid on a property in Milnthorpe has been agreed to, what happens next?

The estate agent will wish to be advised as to your conveyancing practitioner's details (ensure that the property lawyers are on the lender’s panel). Contact RBS or the broker and finish off any outstanding forms. RBS will appoint a valuer who will get in touch with the estate agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. RBS will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Milnthorpe.

We are downsizing from our house in Milnthorpe and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers used a web based conveyancing firm as opposed to a conveyancing solicitor in Milnthorpe. We have lived in Milnthorpe for 4 years we know of no issue. Do we get in touch with our local Authority to get confirmation that there is no issue.

It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I am purchasing my first flat in Milnthorpe with the aid of help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent told me not reveal to my conveyancer about the extras as it would put at risk my loan with the bank. Is this normal?.

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.

Taking into account that I am about to part with hundreds of thousands of pounds on a property in Milnthorpe I wish to talk to a lawyer about mytransaction in advance of giving the go ahead to the firm. Can this be arranged?

This is something that we recommend - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer who will be conducting your property ownership legalities in Milnthorpe.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Milnthorpe should be the amount on the final invoice that you are charged.