Our conveyancer has identified a a legal deficiency with the lease for the flat we are purchasing in Llandudno Junction. The other side have put forward defective title insurance as a solution. We are content with insurance and will pay for it. Our conveyancing practitioner says that he must check that the mortgage company is happy with this solution. Are we the client or is the lender?

Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. The appropriate lender specifications have to be complied with.

We are planning to acquire a house and need a conveyancing solicitor in Llandudno Junction who is on the Lloyds conveyancing panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Llandudno Junction.

We are planning on selling our home in Llandudno Junction and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Llandudno Junction lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using an online conveyancing outfit rather than a conveyancing solicitor in Llandudno Junction. We have lived in Llandudno Junction for 4 years we know that this is a non issue. Should we contact our local Authority to get clarification need.

It would appear that you have a conveyancing lawyer already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I used Stirling Law a few years past for my conveyancing in Llandudno Junction. Now, I need my files however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llandudno Junction of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build apartment in Llandudno Junction. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Llandudno Junction

Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. 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 confirm the Lease plans are architect prepared.