I happen to be the only beneficiary of my late father’s will with all property in now in my sole name, including the house in Snowdonia. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership could be treated the same way as though I had purchased the house in August. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Most lenders would take a pragmatic view as this clause is principally there to identify subsales or the quick reselling of properties.

is it true that all Snowdonia solicitors on the RBS conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the RBS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel and in such a situation the firms would be overseen by the CLC.

We are getting a further advance on our home loan from Virgin Money as we want to conduct improvements to our house in Snowdonia. Do we need to choose a bricks and mortar Snowdonia solicitor on the Virgin Money conveyancing panel to deal with the paperwork?

Virgin Money do not ordinarily require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.

How does conveyancing in Snowdonia differ for new build properties?

Most buyers of new build residence in Snowdonia come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because developers in Snowdonia typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Snowdonia or who has acted in the same development.

I opted to have a survey done on a property in Snowdonia before appointing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some mortgage companies will not grant a loan on a flying freehold premises.

It varies from the lender to lender. Santander has different instructions from Nationwide. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Snowdonia. Conveyancing may be slightly more expensive based on your lender's requirements.

What tools are available to locate a Snowdonia solicitor on the Aldermore conveyancing panel? I have a car and am prepared to travel upto 10kilometers to meet the conveyancer.

You can use the facility on this page. Please choose the mortgage company and your location and you will see a number of Snowdonia conveyancing lawyers locally. We have listed some Snowdonia conveyancing firms towards the end of this page and you can call them to verify if they are on the Aldermore member panel

My solicitors in Snowdonia have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the lender directly.