AssumingI were to buy a straightforward propertyin Lixwm mortgage fee and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Lixwm?

Any savings you would make will be isolated to the Lixwm conveyancing searches. A solicitor still got to do everything else - money laundering, liaising with the sellers lawyer, SDLT submission, register the ownership etc. You might save a bit for them not needing to register a charge but it will not be significant.

In what way does my ID and proof of funds have anything to do with my conveyancing in Lixwm? Is this really necessary?

You are right in these requests have nothing to do with conveyancing in Lixwm. However these days you will not be able to proceed with any conveyancing process in the absence providing evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence as well as a bank statement. Please note that if you are supplying your driving licence as proof of ID it needs to be both the paper section and photo card part, one is not sufficient in the absence of the other.

Proof of the source of monies is necessary in accordance with the Money Laundering Regulations. Please do not be offended when you are asked to produce this as your conveyancer will need to have this information on file. Your Lixwm conveyancing solicitor will need to see evidence of proof of funds before they are able to accept any funds from you into their client account and they may also ask further questions concerning the origin of monies.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Lixwm I like with open areas and station nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Lixwm in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises 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 current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

We're new on the property ladder - had an offer accepted, but the property agent has warned us that the seller will only move forward if we appoint the agent's chosen lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in Lixwm

It is highly unlikely the owners are driving this. If they want ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Avoid the agents and go straight to the sellers and make the point that (a)you are serious purchasers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Lixwm conveyancing firm - rather thanthe ones that will give the estate agent a referral fee or hit his conveyancing figures demanded by head office.

Should local authority permission be required to split a house into multiple flats in Lixwm? This has occurred to a property adjacent to my home in Lixwm and was unaware of the conversion until the works were finished.

Planning permission is required for splitting a single house in Lixwm into apartments but probably not for reverting back to single dwelling-house so, in answer to your query, yes,a it is needed.