I am need of leasehold conveyancing for a flat in a fairly new development (five years built) in Penrhyn Bay. 95% of the flats have already been disposed of. Do I need carry out the local searches for my conveyancing in Penrhyn Bay?

Conveyancing Searches are a central link in the Penrhyn Bay conveyancing process. There are hundreds search providers conducting Penrhyn Bay conveyancing searches, as well straight from the local authority. These are known collectively as personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.

I am the only beneficiary of my late grandmother’s estate and I have everything in my name alone, including the house in Penrhyn Bay. The Penrhyn Bay property was put into my name in June. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be considered the same way as though I had purchased the property in June. Is the property unsalable for six months?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How sensible a view lenders take of it, depend on the bank as this requirement chiefly exists to pick up on subsales or the flipping of properties.

Is it correct that all Penrhyn Bay CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing panel?

A selection of banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

I can not fathom if my lender requires a lease extension. I have called my Penrhyn Bay building society branch on a couple of occasions and was told it wasn't an issue and they will lend. My Penrhyn Bay conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I have no idea who is right.

The property lawyer must follow the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Will my solicitor be raising questions concerning flooding during the conveyancing in Penrhyn Bay.

Flooding is a growing risk for conveyancers specialising in conveyancing in Penrhyn Bay. There are those who acquire a house in Penrhyn Bay, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, but there are a number of searches that can be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Penrhyn Bay. The standard completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to determine if the premises has historically flooded. If flooding has previously occurred which is not disclosed by the seller, then a buyer may issue a legal claim for losses as a result of such an incorrect reply. A buyer’s lawyers should also commission an enviro report. This will reveal whether there is a recorded flood risk. If so, more detailed inquiries will need to be conducted.

I'm buying a new build house in Penrhyn Bay with a mortgage from Alliance & Leicester . The sellers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not disclose to my solicitor about this extras as it will jeopardize my mortgage with Alliance & Leicester . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am thinking of appointing a conveyancing practitioner in Penrhyn Bay for my home move. Is it possible to check a firm’s complaints history with the legal regulator?

Members of the public may review published Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator could recorded call for training requirements.