Can you clarify what the consequences are if my solicitor is removed from the Aldermore Solicitor panel ahead of completing my conveyancing in Gwynedd?
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 require fast conveyancing in Gwynedd as I am faced with a deadline to sign on the dotted line within one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not getting a home loan you are at free not to have searches carried out although no solicitor would advise that you don't. With plenty of history conveyancing in Gwynedd the following are instances of what can arise and adversely affect future saleability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Railway Schemes,...
I decided to have a survey carried out on a property in Gwynedd prior to retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some lenders tend not give a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. Should you wish to call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Gwynedd. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Gwynedd to see if the conveyancing will be more expensive.
Am I better off to use a Gwynedd conveyancing solicitor in close proximity to the house I am purchasing? We have a good friend who can conduct the legal formalities but they are based approximately 350kilometers drive away.
The benefit of a high street Gwynedd conveyancing practice is that you can drop in to execute documents, present your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were impressed that must outweigh using an unfamiliar Gwynedd conveyancing solicitor solely due to them being Gwynedd based.
We have appointed a Gwynedd conveyancing solicitor for our house purchase (novice purchasers) and have picked up in the engagement letter that they are not overseen by the FCA. Need I be worried or is that the norm with conveyancer?
We can't see why they should be. Most property lawyer don't lend money. They will be regulated by the SRA, who dictate specific laws in place on funds sitting in their bank.