AssumingI was to purchase a freehold housein Ceredigion mortgage fee and have no survey and no local authority searches how much could I expect to have to pay for conveyancing in Ceredigion?

Any savings you would gain would be isolated to the Ceredigion conveyancing searches. The solicitor is obliged to do the vast majority of work - money laundering, correspond with your sellers property lawyer, SDLT submission, register the ownership etc. A marginal saving might be made by not needing to register a mortgage however it will not be significant.

Please explain the implications if my solicitor is expelled from the Aldermore Conveyancing panel ahead of completing my conveyancing in Ceredigion?

The first thing to point out is that, this is very unlikely to happen. 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.

Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who did the conveyancing in Ceredigion 10 years ago no longer exist. Will I be able to sell the house?

You no longer need to hold title deeds to establish that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.

Due to the advice of my in-laws I had a survey completed on a property in Ceredigion in advance of instructing lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks will refuse to give a mortgage on this type of property.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ceredigion. Conveyancing may be slightly more expensive based on your lender's requirements.

Am I better off to choose a Ceredigion conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can carry out the legal formalities but they are based 300kilometers away.

The primary upside of using a high street Ceredigion conveyancing practice is that you can attend the office to execute paperwork, deliver your identification documents and pester them if necessary. They will also have local insight which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were happy that should surpass using an unfamiliar Ceredigion conveyancing solicitor solely due to them being local.