My IFA has requested my Gwynedd lawyer’ panel member for the Nat West conveyancing panel. What is the best way to obtain this. I have e-mailed my local Gwynedd office but they have not responded to me.

Have you tried speaking to your Gwynedd conveyancer about this?. They keep a central record lender panel numbers.

My wife and I are nearing an exchange on a property in Gwynedd and my mum and dad have transferred the 10% deposit to my property lawyer. I am now informed that as the deposit has been sent from someone other than me my conveyancer needs to make a notification to my lender. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the lender about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

The property lawyer is legally required to check with the bank to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

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

The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner 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.

How does conveyancing in Gwynedd differ for new build properties?

Most buyers of new build residence in Gwynedd come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Gwynedd typically purchase 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 conveyancing solicitors 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 used to new build conveyancing in Gwynedd or who has acted in the same development.

What type of conveyancing matters do Gwynedd conveyancing firms undertake?

Generally most Gwynedd conveyancing firms will handle a broad sphere of assistance to residential and rural land proprietors, sellers, purchasers, landlords and tenants such as:

Home sale conveyancing in Gwynedd or across the country Private residential purchase conveyancing in Gwynedd and beyond Severance of joint tenancies Buying and selling at auction Lifetime mortgages Enfranchisement - including collective acquisitions of freeholds and lease extensions