My husband and I are getting closer to an exchange on a property in Glan Conwy and my parents have sent the exchange deposit to my property lawyer. I am now told that as the deposit has not arrived from me my lawyer needs to disclose this to my mortgage company. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank about my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?

The conveyancer is duty bound to clarify with the bank to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Glan Conwy so that I can attend their offices when needed.

Nowadays conveyancing panel lawyers for mortgage companies conduct all of the work through the post, internet or over the phone. This enables them to conduct the conveyancing transaction regardless of where you live in England or Wales. However you should see if you have the option of visiting the offices of your conveyancing lawyer if you prefer.

Will commercial conveyancing searches disclose planned roadworks that could affect a commercial land in Glan Conwy?

Many commercial conveyancing solicitors in Glan Conwy will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Glan Conwy. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Glan Conwy.

For each commercial conveyancing transaction in Glan Conwy it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Glan Conwy commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Glan Conwy.

How does conveyancing in Glan Conwy differ for new build properties?

Most buyers of new build property in Glan Conwy approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is constructed. This is because house builders in Glan Conwy tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Glan Conwy or who has acted in the same development.

All being well we will complete the sale of our £175,000 garden flat in Glan Conwy in just under a week. The landlords agents has quoted £312 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Glan Conwy?

Glan Conwy conveyancing on leasehold apartments often necessitates the purchaser’s solicitor submitting questions for the landlord to address. Although the landlord is not legally bound to respond to these enquiries most will be content to assist. They are at liberty to charge a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some transactions it exceeds £800. The administration charge demanded by the landlord must be sent together with a synopsis of entitlements and obligations in respect of administration charges, without which the invoice is not strictly payable. In reality you have no choice but to pay whatever is demanded if you want to sell the property.

Glan Conwy Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing

Who takes charge for maintaining and repairing the building? Are any of leasehold owners in arrears of their service charge liability?