We had selected conveyancers located in Llanberis on the Bank of Ireland solicitor panel. They are now charging me an additional sum for the legal aspects of the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?

Provided it is contained in their Terms of Engagement or estimate then yes your solicitor may levy a fee for this. This fee is not set by Bank of Ireland but by your Llanberis property lawyer. Plenty of firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.

I have decided to exercise my right to buy my property in Llanberis off the council. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

UBS have agreed my home loan in principle, my bid on a house in Llanberis has been accepted, now what?

The property agent will need to be informed of your conveyancer's details (ensure that the conveyancing practitioners are on the lender’s approved list). Telephone UBS or the broker and finalise any relevant forms. UBS will appoint a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. UBS will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Llanberis.

My wife and I own a 4 bedroom Georgian property in Llanberis. Conveyancing lawyer represented me and The Mortgage Works. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same address. Is it worth asking The Mortgage Works to clarify?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanberis and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing practitioner who completed the work.

About to purchase a new build flat in Llanberis. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Llanberis

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

How can the Landlord & Tenant Act 1954 impact my commercial offices in Llanberis and how can you help?

The 1954 Act provides security of tenure to commercial lessees, granting the legal entitlement to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Llanberis

We are looking to purchase a repossessed flat in Llanberis and the vendor require completion inside a week. Do lawyers meet that timeframe? Would it be better to instruct a local Llanberis firm or an online organisation that advertises to offer speedy conveyancing?

Visit your Llanberis shopping parade. Go in to 3 firms and request to talk to a conveyancing solicitor for an estimate. Discuss your requirements and try and obtain a commitment on time frames. Select the one that comes across as most genuine. You need to choose a conveyancing practitioner on the list of conveyancers who can act for your lender.