Our conveyancer has uncovered a a problem with the lease for the apartment we are purchasing in Llanberis. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will pay for it. Our has advised that he must ensure that the lender is willing to move forward with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your will have no choice but to discontinue acting for you.

Why do I have to pay up front for my conveyancing in Llanberis?

If you are buying a property in Llanberis your solicitor will request that you to provide them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. When the deposit is payable against the total price then this will be asked for immediately prior to exchange of contracts. The final balance that is needed will be payable shortly before completion.

Are there restrictive covenants that are commonly identified as part of conveyancing in Llanberis?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Llanberis. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I need to find a conveyancing solicitor for some conveyancing in Llanberis. I've discover a web site which looks to be the perfect offering If it is possible to get all formalities completed via email that would be ideal. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

At long last our conveyancing in Llanberis is completing on Friday, yet the vendors I am buying off has asked to vacate the next day at PM. Do I agree to this?

If you are having a loan then your will insist that you have vacant possession on Friday - the bank will compel it.