What is the best method for finding a auction conveyancing in Clare?

First ask relatives whom they would instruct.

Option 2 is to look on the web for conveyancing in Clare. Phone two or three from the list and invite them to email you their conveyancing estimate and discuss your needs with the solicitor who will oversee the conveyancing prior tocommitting.

Option 3 is to use our search tool to help you find the right solicitors taking into account your unique expectations including the type of property,speed, complexity and who the proposed mortgage company is. Resist the temptation to appoint £99 conveyancing in Clare

How up to date is your database of Clare solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?

Clare conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.

This question may be naive but I am wet behind the ears as FTB of a garden flat in Clare. Do I pick up the keys to the premises on the completion date from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Clare?

On the day of completion you do not need to attend the conveyancers office in Clare. Conveyancing lawyers for you will transfer the purchase money to the vendor’s lawyers, and once they have received this, you should be able to collect the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.

We are getting a further advance on our home loan from Co-operative as we want to carry out improvements to our home in Clare. Are we obliged to choose a bricks and mortar Clare solicitor on the Co-operative conveyancing panel to deal with the legals?

Co-operative would not normally require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.

I am buying a property in Clare. A rare 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?

As you are obtaining a mortgage with RBS your lawyer must check the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for RBS. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancers are required to report to RBS where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties countrywide and is not restricted to Clare.

We are downsizing from our home in Clare and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Clare conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a factory type conveyancing outfit as opposed to a conveyancing solicitor in Clare. We have lived in Clare for many years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that there is no issue.

It sounds as though you may have a conveyancing firm already. Are they able to advise? 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 illness)

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Clare is where the house is located. Can you shed any light on this issue?

Flying freeholds in Clare are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clare you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clare may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.