I am buying a maisonette in Llanberis. My Conveyancer is not on the bank approved list. Can I still retain my Llanberis conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?

One must appoint a lawyer to deal with the legal work required if you need a loan to buy your property. The lawyer will conduct all the relevant due diligence on the property, make sure that you’re properly registered as the owner and ensure that all the required mortgage documentation is in place. One could appoint a Llanberis conveyancer of your choosing. However, where the property lawyer selected is not a member of the lender solicitor panel supplemental costs will be incurred as separate legal representation will be required by them. Bank panel applications can be submitted, so if your lawyer has not previously sought membership they should do so.

My solicitor has informed me that absentee landlord insurance is necessary on my purchase. What is the level of cover for Llanberis conveyancing?

The right level of absentee landlord indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such policies.

is it true that all Llanberis solicitor practices on the Santander conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Santander conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the practice would be regulated by the CLC.

We have a mortgage agreed in principle with Principality. Llanberis conveyancing practitioners have been appointed. How long does it take for Principality to send the offer to the property lawyer?

There is no definitive answer here. Have Principality conducted the survey? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am buying 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 selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Llanberis

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. 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. Please supply a car parking plan.

Due to the advice of my in-laws I had a survey completed on a property in Llanberis in advance of retaining lawyers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some lenders tend not issue a mortgage on a flying freehold property.

It depends who your proposed lender is. HSBC has different instructions from Halifax. If you e-mail us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanberis. Conveyancing will be smoother if you use a solicitor in Llanberis especially if they are familiar with such properties in Llanberis.

In what way can the Landlord & Tenant Act 1954 impact my business offices in Llanberis and how can you help?

The 1954 Act gives security of tenure to commercial tenants, giving them the right to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Llanberis is one of the many areas of the UK in which the firms we work with are located