we are a couple who are hoping to buy a newbuild apartment in Dunstable with a residential mortgage from lend.We would like to retain our Dunstable conveyancing solicitor but lend informed us she’s not on their "panel". We have to appoint a lend panel firm or retain our high street solicitor and pay for one of their panel ones to represent them.This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, one of which will be that conveyancers will be on the approved list.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. A further alternative is for your solicitors to apply to be on the conveyancing panel for

Do commercial conveyancing searches reveal planned roadworks that could impact a commercial premises in Dunstable?

Its becoming the norm that commercial conveyancing solicitors in Dunstable will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Dunstable. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Dunstable.

For every commercial conveyancing transaction in Dunstable it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Dunstable commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Dunstable.

We're new to the buying process - agreed a price, yet the agent advised that the owners will only proceed if we use their chosen lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer who is accustomed to conveyancing in Dunstable

It is improbable the owners are driving this. Should the seller desire ‘a quick sale', turning down a serious buyer is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you will continue to use your own,trusted Dunstable conveyancing firm - not the ones that will earn their negotiator at the agency a referral fee or meet his conveyancing targets pre-set by head office.