I am buying a ground floor flat in Criccieth. My property lawyer has never been on on the lender approved list. Is it possible for me to appoint my Criccieth conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?

You must have a solicitor to deal with the legal work required if you need a mortgage to buy your property. The lawyer will conduct all the appropriate legal checks on the property, make sure that you’re properly registered as the owner and ensure that all the required mortgage documentation is dealt with. One can appoint a Criccieth lawyer of your choice. However, where the property lawyer appointed is not a member of the mortgage company solicitor panel supplemental fees will be incurred as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so provided your solicitor has not in the past applied for membership they can do so.

I had intended to instruct a property lawyer in Criccieth for our home move. Our broker informed us that our bank Barclays Direct won't deal with them. Surely this is unfair competition?

A bank can require a panel solicitor act for it. Borrowers are expected to bear the cost of this. Try using our database to choose a solicitor to conduct conveyancing in Criccieth on the Barclays Direct conveyancing panel.

My wife and I are buying a house in Criccieth. It might be a silly question but how we can trust a lawyer? At some point we will need to put funds into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am planning to move home in March. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you put forward a removal company in Criccieth. Conveyancing firm was chosen prior to coming across this page.

On the day of completion you can collect the keys from the estate agent however this should only be done once the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be handed over. Subsequently you will need to tell the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in choosing a conveyancing in Criccieth or a firm that specialises in conveyancing in Criccieth.

I am due to exchange contracts on my house. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being problematic. The Criccieth solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have been sourcing a conveyancing lawyer in Criccieth for my house move. Is there any facility to check a solicitor's complaints history with the profession’s regulator?

Members of the public may review presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could monitor call for training reasons.

Can you offer any advice when it comes to appointing a Criccieth conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Criccieth conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Criccieth conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:

What are the legal fees for lease extension work?

I own a 2 bed flat in Criccieth, conveyancing having been completed 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Criccieth with over 90 years remaining are worth £190,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 2087

With just 62 years remaining on your lease we estimate the premium for your lease extension to range between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.