I sincerely hope you can help me. My Church Village conveyancer is assuring me that he has toorder Church Village conveyancing searches resulting from the fact thatthe firm are on the Lloydssolicitor panel. These Church Village checks cost a lot of money can this be avoided?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Church Village conveyancing searches.

Completed the sale of my flat in Church Village last July but our buyer keeps Skype messaging every few hours to moan that his conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?

Following your disposal your lawyer is obliged to send the transfer deeds and all of the paperwork to the purchaser's lawyers. If applicable, your solicitor should also evidence that the legal charge in favour of the lender has been repaid to the buyers lawyers. There is unlikely to be post completion procedures just for conveyancing in Church Village.

I require quick conveyancing in Church Village as I am faced with an ultimatum to complete within 4 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save fees and time?

As you are are a cash purchaser you are at free not to do searches although no lawyer would advise that you don't. With lots of history conveyancing in Church Village the following are instances of what can be revealed and therefore affect future saleability: Enforcement Actions, Overdue Charges, Overdue Grants, Road Schemes,...

We're first time buyers - had an offer accepted, yet the estate agent told us that the vendor will only move forward if we use the agent's recommended solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Church Village

We suspect that the seller is not behind this demand. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you will continue to use your own,trusted Church Village conveyancing firm - rather thanthose that will provide their negotiator at the agency a kickback or achieve conveyancing targets demanded by head office.

I dont have enough spare funds to pay a 10% deposit on my house purchase in Church Village , but I am anxious go ahead. What can I do?

One option is to try and accept a lower deposit. Many vendors will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second