I am progressing with the sale of my house in Colwyn Bay and the estate agent has just text me to advise that the buyers are switching law firm. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their approved list. Why would a leading lender only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Colwyn Bay ?

Banks have always had panels of law firms that can represent them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lending institutions blame a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.

Will our solicitor be raising enquiries concerning flooding during the conveyancing in Colwyn Bay.

Flooding is a growing risk for solicitors carrying out conveyancing in Colwyn Bay. There are those who purchase a property in Colwyn Bay, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, however there are a various searches that may be undertaken by the buyer or by their solicitors which will give them a better understanding of the risks in Colwyn Bay. The conventional set of information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to find out if the premises has ever been flooded. If flooding has previously occurred which is not notified by the owner, then a buyer could issue a compensation claim as a result of such an incorrect response. A buyer’s lawyers may also order an enviro search. This should disclose if there is a recorded flood risk. If so, additional inquiries should be carried out.

I am looking for a leasehold apartment up to £195,000 and found one round the corner in Colwyn Bay I like with open areas and station in the vicinity, however it only has 52 years on the lease. There is not much else in Colwyn Bay in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a mortgage that many years will be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

My husband and I are first time buyers - agreed a price, but the agent told us that the seller will only move forward if we appoint their chosen solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Colwyn Bay

It is unlikely the sellers are driving this. If they desire ‘a quick sale', turning down a genuine buyer is going to damage their objectives. Speak to the owners direct and explain that (a)you are motivated purchasers (b)you are ready to go, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you are going to use your own,trusted Colwyn Bay conveyancing solicitors - not the ones that will provide the estate agent a introducer fee or meet his conveyancing figures set by head office.

I am intending to sublet my leasehold apartment in Colwyn Bay. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

The lease governs the relationship between the landlord and you the leaseholder; specifically, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Colwyn Bay do not contain an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

I own a studio flat in Colwyn Bay, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable properties in Colwyn Bay with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease finishes on 21st October 2089

You have 65 years unexpired we estimate the price of your lease extension to range between £13,300 and £15,400 plus costs.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.