Me and my partner are about to complete buying a property in Bala but as a consequence of wreckage from the recent storms I have managed to agree reparation from the seller of six thousand pounds taking the form of a reduction in the price. This was going to be dealt with as part of amending the contract yet Barclays will not permit this. Why were they involved?

The property lawyer being on a Barclays conveyancing panel is obliged to disclose to Barclays of any changes to the purchase price. If you were to refuse your lawyer to notify the price change to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new solicitor for your conveyancing in Bala.

Are the BSA intent on creating a search tool with a view to list firms on the Loughborough BS conveyancing panel for example in Bala?

We would not expect to be advised of any plans on the part of the BSA to promote such a search facility.

We are buying a property in Bala. I might seem paranoid but how we can trust a lawyer? On completion day we will need to deposit our life savings into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We previously chose conveyancing lawyers locally in Bala on the Bank of Ireland solicitor approved list. They are now charging me a supplemental amount for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancer is entitled to charge a fee for this. This charge is not dictated by Bank of Ireland but by your Bala solicitor. Some firms on the Bank of Ireland panel will levy an ‘acting for lender’ fee but some firms incorporate it on their overall fee.

I am currently in the process of buying my council flat in Bala. I have a mortgage agreed with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

Back In 2003, I bought a leasehold flat in Bala. Conveyancing and Nationwide Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Bala who acted for me is not around. Any advice?

First contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to incur the fees of a Bala conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Bala Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing

It is important to be aware if redecorating or some other major work is anticipated to be shared by the leaseholders and will dramatically increase the the service charges or require a one time payment. Plenty Bala leasehold properties will be liable to pay a service charge for maintenance of the building invoiced by the management company. Should you purchase the flat you will have to pay this charge, normally in instalments accross the year. This can vary from several hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent to be met yearly, ordinarily this is not a significant figure, say around £50-£100 but you need to enquire it because on occasion it can be many hundreds of pounds. Its a good idea to discover as much as you can concerning the managing agents as they can either make living at the property much easier or uncomfortable. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to practical issues such as the cleanliness of the common parts. Enquire of prospective neighbours whether they are happy with them. On a final note, investigate as to the dates that you are obliged pay the service charge to the managing agents and precisely what it includes.

Do I stop the direct debit for my mortgage with Leeds Building Society once a completion date for my home sale in Bala has been agreed?

No, you must maintain paying any mortgage payments to Leeds Building Society pending the mortgage being repaid from the proceeds of sale as part of your Bala conveyancing.