My wife and I are planning to acquire a 2 bedroom apartment in Bubwith with a mortgage. We wish to retain our Bubwith conveyancer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Bubwith solicitor and pay for one of their panel firms to represent them. This feels very unfair; can we not insist that the bank use our Bubwith solicitor ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Bubwith conveyancing solicitor to apply to be on the conveyancing panel.

I need some expedited conveyancing in Bubwith as I have an ultimatum to complete in less than one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?

As you are not taking a home loan you are at liberty not to do searches although no conveyancer would suggest that you don't. With lots of history conveyancing in Bubwith the following are examples of issues that can crop up and therefore affect future saleability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Railway Schemes,...

I have been pointed in your direction by numerous property agents in Bubwith to select a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to market your site over alternative conveyancing organisations?

We don’t make any commission for sending work in our direction. We found it would be just too difficult to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

I am thinking of appointing a conveyancing practitioner in Bubwith for my house move. Can I review a solicitor's complaints history with the profession’s regulator?

Anyone can see published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes recorded call for training reasons.

Is planning consent needed to convert a house into multiple flats in Bubwith? This has been done to a house opposite to my house in Bubwith and was ignorant of the conversion until it was done.

Planning permission is needed for splitting a single house in Bubwith into apartments but possibly not for converting back to single dwelling-house so, simply put, yes,a it is required.