It is a dozen years since I acquired my property in Llanfairfechan. Conveyancing solicitors have now been appointed on the sale but I can't locate my title documents. Is this a problem?

Don’t worry too much. Firstly the deeds may be kept by your mortgage company or they may be in the possession of the conveyancers who acted in your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Llanfairfechan relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.

What is your number one tip for finding a conveyancing solicitor in Llanfairfechan

It would be unwise to be seduced by the cheapest Llanfairfechan conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Two weeks ago we had a mortgage agreed in principle with . Llanfairfechan conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from ?

Some lenders take longer than others. Have done the valuation? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am due to exchange contracts on my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, are being pedantic. The Llanfairfechan solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

The estate agent has sent us the confirmation of our purchase of a new build flat in Llanfairfechan. Conveyancing is daunting 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 legal work.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Llanfairfechan

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one round the corner in Llanfairfechan I like with a park and transport links in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Llanfairfechan in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

I have been recommended by two or three local estate agents in Llanfairfechan to locate a conveyancer on your site. What’s the financial incentive for Estate Agents to promote your lawyers over and above alternative conveyancing organisations?

We refuse to offer any commission for directing people in our direction. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.