Me and my partner are purchasing property in Lixwm. My property lawyer is not listed on the bank approved list. Am I still permitted to retain my Lixwm conveyancing solicitor even though they are not on the bank approved list?

Your options include

• Complete the purchase with your preferred Lixwm conveyancer but your mortgage company will no doubt use a conveyancing practitioner from their conveyancing panel. The net result is additional fees and likely delay.
• Get a new solicitor to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
• Convince your solicitor to pull out all the stops to get listed on the mortgage company panel of solicitors

When will exchange of contracts take place for purchase conveyancing in Lixwm and am I required to be at the conveyancers branch?

Where you are local to one of the conveyancing solicitors in Lixwm you are invited in to sign contracts. That being said, the law practices we recommend provide a countrywide conveyancing service and provide just as detailed and professional a job for you when dealing with you electronically. The signing of the contract is not when everything is set in stone. A signed contract is necessary for the firm to address the formalities at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Lixwm)to be in the office at the appropriate time.

I need some quick conveyancing in Lixwm as I have an ultimatum to complete in less than one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Lixwm the following are examples of what can crop up and adversely affect the marketability of the property: Enforcement Actions, Overdue Charges, Outstanding Grants, Unadopted Roads,...

Am I right to be wary by estate agents that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a local Lixwm conveyancing firm?

As is the case with many service providers, often input from relatives can be extremely useful or valuable. Nevertheless there are numerous parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and banks may suggest solicitors to choose. Sometimes the solicitors might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the recommendation. You have the right to choose your own lawyer. Don't forget that many lenders have an approved list of law firms you must use for the lender related work in your transaction.

I've found a house that seems to meet my requirements, at a great price which is making it more attractive. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Lixwm. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Lixwm ?

The majority of houses in Lixwm are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can help the conveyancing process. It is clear that you are buying in Lixwm in which case you should be shopping around for a Lixwm conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’spermission to carry out alterations. You may also be required to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your solicitor will advise you fully on all the issues.