Me and my fiancee are buying our first property. The conveyancer has calledto enquire if we would like to purchase extra conveyancing searches. We are really unsure what's relevant for conveyancing in Beaumaris

The type of Beaumaris conveyancing searches should be dictated primarily on the property, the location, the possibility of any of these risks, your knowledge of the area and risks, your overall attitude to risk. What is important is that you properly appreciate what information each search could supply. Then you can make a decision if you personally think you need that information. If unsure, ask your lawyer to advise.

I am considering applying for a UBS mortgage for purchase of a newly converted (under development) in Beaumaris with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?

There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I'm in the process of viewing houses in Beaumaris and I am about to put in an offer. Should I already have a property lawyer in place at this point? I am planning to take a home loan with Yorkshire BS.

It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.

Intending to buy a maisonette in Beaumaris. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society 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 Beaumaris lawyer is on the Leeds Building Society conveyancing panel.

Kent Reliance have agreed my mortgage in principle, my offer on a property in Beaumaris has been accepted, what are the next steps?

The property agent will need to know who your solicitors are (ensure that the lawyers are on the bank’s approved list). Telephone Kent Reliance or your financial adviser and complete any outstanding documentation. Kent Reliance will instruct a valuer who will get in contact with the estate agent or owners to schedule a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Kent Reliance will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Beaumaris.

I am purchasing a new build house in Beaumaris with a loan from Bank of Scotland. The builders would not move on the amount so I negotiated 6k of additionals instead. The sale representative suggested that I not disclose to my solicitor about this side-deal as it may adversely affect my mortgage with Bank of Scotland. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

In my capacity as executor for the will of my father I am disposing of a property in Neath but live in Beaumaris. My solicitor (who is 235 miles awayrequires that I sign a stat dec before completion. Can you recommend a conveyancing practitioner in Beaumaris who can attest this legal document for me?

Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Beaumaris based