I am getting a mortgage with Lloyds. I intend to employ the services of a Licensed Conveyancer in Clare. Does the Lloyds Solicitor panel allow for conveyancers regulated by the CLC?

The Lloyds approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I just bought a house at auction in Clare. Conveyancing is needed. What is next?

Having to all intents and purposes signed on the dotted line you must choose a conveyancing lawyer as a matter of priority as you will have a fast approaching deadline in which to complete the transaction. All auction property will have an associated auction pack. This will include most,if not all of the documents that your conveyancer will need. In the case of leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You must give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are organised to complete on the on the contractual date .

I am buying a property in Clare. One unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with RBS your lawyer must follow the formal instructions contained in Section two of UK Finance Lenders’ Handbook for RBS. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to RBS where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties countrywide and is not limited to Clare.

I'm in the throws of viewing houses in Clare and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a home loan with Kent Reliance.

It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are obtaining a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.

We are downsizing from our property in Clare and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Clare. We have lived in Clare for six years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that there is no issue.

It sounds as though you may have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I decided to have a survey done on a house in Clare in advance of retaining solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks may not issue a loan on this type of premises.

It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Clare. Conveyancing may be slightly more expensive based on your lender's requirements.

I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my flat purchase in Clare , but I am keen proceed. Do I have options?

One option is to try and accept a lesser deposit. Most vendors will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute