I plan on purchasing an apartment in Fulford. My lawyer has never been on on the bank approved panel. Can I still continue with my Fulford conveyancing solicitor even though they are not on the lender approved list?

You have a couple of alternatives available to you here

• Complete the deal with your chosen Fulford lawyer but your bank will need to appoint a property lawyer on their approved panel. This will result in additional fees together with likely frustration.
• Get a new conveyancer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
• Convince your conveyancing practitioner to pull out all the stops to get accepted on the bank’s panel of solicitors

IfI were to acquire a straightforward propertyin Fulford mortgage fee and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Fulford?

The sole saving you would achieve is the costs for searches. The solicitor is obliged to do the vast majority of work - money laundering, liaising with the vendors conveyancer, stamp duty return, register the ownership etc. A marginal saving might be made by not needing to register a charge however it won't be meaningful.

I am looking for a ground for flat up to £195,000 and identified one round the corner in Fulford I like with a park and transport links nearby, however it only has 51 remaining years left on the lease. I can't really find anything else in Fulford in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage that many years may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

Am I right to be wary about third parties that I am dealing with are recommending a factory type conveyancing firm as opposed to a High Street Fulford conveyancing firm?

As is the case with many professional services, often input from connections can be extremely useful or valuable. But there are many people with a keen interest in a conveyancing matter; estate agents, mortgage brokers and mortgage companies might all suggest lawyers to choose. On occasion the solicitors might be known to one of the organisations as being good in their field, but occasionally there exists a commercial relationship behind the endorsement. You are free to select your preferred conveyancer. Don't forget that most lenders specify a panel list of conveyancers you must use for the mortgage related work in your home move.

I am 3 weeks into a residential purchase having been referred to conveyancers by the local agent to carry out the conveyancing in Fulford. We are not happy. Can you help me find new lawyers?

They would need to be really poor to suggest diss instructing them. Has your mortgage been sent? In the event that it has you must inform them of the replacement lawyer and ensure the loan are re-sent. Your new solicitor ideally needs to be on the lenders approved list to avoid supplemental fees and complications. So that should be your starting point. The search tool will assist you in finding a lender approved conveyancer for your conveyancing in Fulford