Please explain the implications if my lawyer’s firm is expelled from the Clydesdale Conveyancing panel ahead of completing my conveyancing in Lake?

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 for a fee.

I am purchasing a property and the lawyer has referenced Chancel Repair for which the house could be liable as it falls into the area of such a church. She has suggested insurance. Is this strictly appropriate for conveyancing in Lake

Unless a previous acquisition of the premises took place after 12 October 2013 you can assume that conveyancing practitioners delivering conveyancing in Lake to remain encouraging a chancel search and or insurance against a claim.

I decided to have a survey completed on a house in Lake before retaining solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some banks may refuse to issue a loan on a flying freehold home.

It varies from the lender to lender. Lloyds has different requirements from Nationwide. If you e-mail us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Lake. Conveyancing may be slightly more expensive based on your lender's requirements.

In scouring the internet for the term cheap conveyancing in Lake it reveals numerous property lawyerslocally. With so much choice what is the best way to find the suitable property lawyer for me?

The ideal method of seeking the right conveyancer is via personal referral, so enquire of colleagues and those you trust who have purchased a property in Lake or a respected estate agent or mortgage broker. Costs for conveyancing in Lake differ, so it's a good idea to obtain a minimum of four fee estimates from varying types of law firms. Dont forget to clarify what costs in the quote includes.

I have instructed a Lake conveyancing solicitor for our house purchase (first time buyers) and have picked up in the terms and conditions that they are not regulated by the Financial Conduct Authority. Should I be concerned or is that the norm with solicitor?

We can't see why they should be. Most conveyancer don't lend money. You should check that they are regulated by the Solicitors Regulation Authority, who have strict rules in relation to amounts sitting by them.