Can you clarify what the consequences are if my solicitor is removed from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Clydach?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I need some expedited conveyancing in Clydach as I am under pressure to sign on the dotted line inside 3 weeks. Luckily I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you have the choice not to do searches although no conveyancer would suggest that you don't. With plenty of history conveyancing in Clydach the following are examples of what can crop up and adversely impact the marketability of the property: Enforcement Actions, Overdue Charges, Overdue Grants, Road Schemes,...
Over the last few months I have been searching for a leasehold apartment up to £305k and found one close by in Clydach I like with open areas and transport links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Clydach in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
Do I need to be suspicious that 3rd parties that I am dealing with are recommending a national conveyancing firm as opposed to a High Street Clydach conveyancing firm?
As with lots of professional services, often recommendations from relatives can be extremely useful or valuable. Yet there are many players in a conveyancing matter; estate agents, financial adviser and banks might all suggest lawyers to use. Sometimes these lawyers might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the recommendation. You have the discretion to select your preferred conveyancer. Don't forget that most mortgage providers specify a panel list of lawyers you have to use for the lender related work in your conveyancing.
I am using a search engine for the words on line conveyancing in Clydach it reveals numerous solicitorsin the vicinity. How do I determine which is the right conveyancer for me?
The preferential method of choosing a suitable conveyancer is through a trusted referral, so enquire of friends and those you trust who have bought a property in Clydach or the respected estate agent or financial adviser. Fees for conveyancing in Clydach differ, so it's a good idea to obtain at least four fee calculations from varying types of law firms. Be sure to secure confirmation that the fees are fixed.
My solicitors in Clydach have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.