Me and my partner are intending to buy a 2 bedroom flat in Woodingdean with a mortgage. We like our Woodingdean lawyer, but the bank advise she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Woodingdean lawyer and pay for one of their panel lawyers to act for them. We regard this is inequitable; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: 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. Another option that might be available is for your Woodingdean conveyancing solicitor to apply to be on the conveyancing panel.

I require conveyancing for a flat in a relatively new development (6 years built) in Woodingdean. The vast majority the appartments have already been occupied. Do I need carry out the conveyancing searches for my conveyancing in Woodingdean?

A big part of the Woodingdean legal transfer of property is the conveyancing searches. There are numerous search providers delivering Woodingdean conveyancing searches, as well straight from the local authority. These are usually referred to as personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.

I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would prefer to instruct a high street conveyancing solicitor in Woodingdean?

You should check but the the probability is that give you one of their panel solicitors should you accept the "fee-free" deal. Call the lender and explore if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Woodingdean.

I'm the sole recipient of my late mum's will with all property in now in my sole name, including the house in Woodingdean. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the CML six month 'rule', meaning my proprietorship will be considered the same way as if I'd bought the property in December. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Some mortgage companies would take a pragmatic view as this clause chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

We have a mortgage agreed in principle with Co-operative. Woodingdean conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Co-operative?

There is no definitive answer here. Have Co-operative completed the survey? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

My fiancee and I are spending time viewing houses in Woodingdean and I am about to put in an offer. Should I already have a property lawyer in place at this point? I am planning to take a mortgage with Co-operative.

You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are seeking a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.

I have been advised by many friends to expect up to two months for Woodingdean conveyancing to complete.This was four weeks ago. The paperwork was only forwarded to my lawyer a couple of days ago so does the time start running now?

No definitive time frame exists for conveyancing in Woodingdean. Conveyancing is subject to many variable. Woodingdean conveyancing searches alone may take up to month to be returned.