We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel solicitor as I would prefer to instruct a high street conveyancing solicitor in Bubwith?

Do check but the the probability is that appoint one of their panel lawyers where you accept the "fee-free" offer. Speak to the mortgage company to check if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Bubwith.

I need some expedited conveyancing in Bubwith as I have pressure to complete within 3 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?

As you are are a mortgage free buyer you have the choice not to have searches conducted although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Bubwith the following are examples of what can appear and adversely affect future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...

Taking into account that I will soon spend 450k on a garden flat in Bubwith I wish to talk to a lawyer about mytransaction before appointing the firm. Is this something that you can arrange?

Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer who will be doing your property ownership legalities in Bubwith.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Bubwith should be the figure that you end up paying.

Can you offer any advice when it comes to appointing a Bubwith conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for your lease extension (regardless if they are a Bubwith conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Bubwith conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

What are the charges for lease extension work? How experienced is the practice with lease extension legislation?

Bubwith Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing

It is important to be aware whether changing the roof or some other significant cost is coming up to be shared between the leasehold owners and could well materially impact the level of the service costs or result in a specific payment. How long is the Lease? The prefered form of lease structure is a share of the freehold. In this situation the leaseholders enjoy control and even though a managing agent is frequently employed if the building is larger than a house conversion, the managing agent acts for the leaseholders themselves.

My fiance and I are hoping to buy a 2 bedroom housein Bubwith with a residential mortgage from a bank. We wish to instruct our lawyer in Bubwith however our lender says she’s not approved on their "panel". Apparently we need to choose from the our mortgage company panel firms or keep our Bubwith solicitor and incur the extra legals for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The lender mortgage issued is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most lenders had open panels, including most conveyancing solicitors in Bubwith : 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 solicitors to apply to be on the conveyancing panel for your lender.