The Prestatyn conveyancing firm handling our Prestatyn conveyancing has discovered an inconsistency between the information in the valuation survey and what is revealed within the conveyancing documents. My lawyer says that he needs to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action right?

Your must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

When it comes to mortgage companies such as , do Prestatyn face a yearly amount to be on the conveyancing panel?

We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

We have agreed to purchase a house in Prestatyn. A rare aspect is that the roof has a solar panel. have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is your lawyer must comply with the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for . The CML Handbook includes minimum specifications for solar panel roof-space leases, and are required to report to where a lease fails to satisfy these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Prestatyn.

Planning on purchasing a apartment in Prestatyn. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Prestatyn is on the conveyancing panel.

I purchased my apartment on 10 May and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Prestatyn said it would be registered in a couple of weeks. Are properties in Prestatyn particularly slow to register?

There is nothing unique about conveyancing in Prestatyn registration formalities. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether it is in order and if the Land registry must send notices to any interested parties. At present approximately three quarters of submission are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Registration takes place after the buyer is living at the property so registration formalities is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.

Should I be wary about third parties that I am dealing with are recommending an online conveyancing firm as opposed to a High Street Prestatyn conveyancing company?

As is the case with lots of service providers, often input from family and friends can be worth their weight in gold. Nevertheless there are many players in a conveyancing deal; estate agents, financial adviser and banks may put forward solicitors to select. On occasion the solicitors might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You have the discretion to choose your own lawyer. However, bear in mind that some mortgage providers operate an approved list of conveyancers you are obliged to use for the mortgage related work in your house move.

Why do Prestatyn conveyancing charges differ for leasehold and freehold properties?

If buying a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control