My partner and I are buying a maisonette in Bethesda. My Solicitor has never been on on the mortgage company solicitor list. Is it possible for me to use my Bethesda conveyancing solicitor even though they are not on the bank approved list?

You have a couple of choices available to you here

• Proceed with your chosen Bethesda but your bank will need to use a from their approved panel. This will result in additional fees together with probable delay.
• Choose a new to act in the purchase, ensuring that they are on the bank conveyancing panel.
• Convince your to seek to join the mortgage company panel

Completed the sale of my flat in Bethesda last January but our buyer keeps texting me to say her solicitor needs to hear from myconveyancer. What should have happened now that I have sold?

Post completion of your house sale your solicitor should forward the transfer deeds and all additional paperwork to the purchaser's solicitors. Where appropriate, your conveyancer must also confirm that the legal charge in favour of the lender has been paid off to the buyers solicitors. There is unlikely to be post completion tasks unique to conveyancing in Bethesda.

We're in Bethesda, First timers purchasing with a mortgage (lender is , and our lawyer is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I'm buying my first flat in Bethesda benefiting from help to buy. The developers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not to tell my lawyer about the extras as it may jeopardize my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am tempted by the attractive purchase price for a two flats in Bethesda which have approximately 50 years remaining on the lease term. should I be concerned?

There are plenty of short leases in Bethesda. The lease is a right to use the property for a prescribed time frame. As a lease gets shorter the value of the lease deteriorates and results in it becoming more expensive to acquire a lease extension. For this reason it is advisable to extend the lease term. It is often difficulties arise selling premises with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease enfranchisement can be a difficult process. We recommend you get professional help from a solicitor and surveyor with experience in this area.

Bethesda Leasehold Conveyancing - Examples of Questions you should ask before Purchasing

It is important to be aware whether fixing the lift or some other major work is due shortly that will be shared by the leaseholders and could well dramatically impact the level of the service fees or require a specific invoice. How many of the leaseholders are in arrears for their service charge payments? What is the name of the managing agents?