My husband and I are purchasing a 1 bedroom apartment in Lixwm with a mortgage. We wish to retain our Lixwm conveyancer, but the bank says she’s not on their "panel". It appears that we have little choice but to use one of the lender panel solicitors or continue with our Lixwm conveyancer as well as pay for one of their panel ones to represent them. This seems very unfair; can we not require that the lender use our Lixwm solicitor ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Lixwm conveyancing solicitor to apply to be on the conveyancing panel.

In what way does my ID and proof of funds have anything to do with my conveyancing in Lixwm? What am I being asked for?

Lixwm conveyancing solicitors and indeed property practitioners throughout the UK have a duty under money laundering regulations to check the ID of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to provide two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and proof of address (usually a Utility Bill no older than three months).

Proof of source of monies is also necessary in compliance with the money laundering regulations as lawyers are obliged to investigate that the funds you are using to purchase a property (be it the exchange deposit or the full purchase monies where you are a cash purchaser) has come from a reputable source (such as an inheritance) and is not the proceeds of illegitimate activity.

Will my conveyancing lawyers need to check that the building insurance when buying a house in Lixwm. My lender is Tesco Bank

Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 13/9/2025, the requirements read as follows :

I opted to have a survey completed on a house in Lixwm prior to appointing conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some banks may refuse to grant a mortgage on a flying freehold premises.

It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Lixwm. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lixwm to see if the conveyancing costs will increase in light of this.

I am on look out for some leasehold conveyancing in Lixwm. Before I get started I want to be sure as to the remaining lease term.

Assuming the lease is registered - and 99.9% are in Lixwm - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a garden flat in Lixwm, conveyancing was carried out 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Lixwm with an extended lease are worth £165,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2103

With 78 years remaining on your lease we estimate the price of your lease extension to be between £7,600 and £8,800 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.