We're in Felinheli, First time buyers purchasing with a mortgage (lender is Nationwide , and our lawyer is on the Nationwide conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Nationwide conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

This question may be naive but I am wet behind the ears as FTB of a garden flat in Felinheli. Do I pick up the keys to the house on the completion date from my conveyancer? If so, I will instruct a local conveyancing solicitor in Felinheli?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's solicitors, and once they have received this, you will be called to collect the keys from the property Agents and move into your new home. Usually this happens early afternoon.

I had a mortgage agreed in principle with UBS. Felinheli conveyancing practitioners were instructed. How long does it take for UBS to send the offer to the lawyer?

Some lenders take longer than others. Have UBS conducted the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am due to exchange contracts on my house. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being a right pain. The Felinheli solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a property in Felinheli? or I am told that there is a law dating back centuries that means some house owners residing in a parish church boundary may be liable to contribute towards maintenance towards the chancel within the church. Is this a legitimate concern for conveyancing in Felinheli?

Unless a prior purchase of the house completed post 12 October 2013 you may assume that solicitors carrying out conveyancing in Felinheli to continue to propose a a chancel search and or insurance against a claim.

Is it possible to switch conveyancer as I need to select a firm on the Barclays conveyancing list. I instructed a family conveyancing solicitor in Felinheli round the corner but she is not approved by Barclays

We will our best to assist in finding you a conveyancing solicitor in Felinheli on the Barclays panel. Please note that the solicitors that we work with do not pay us fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Felinheli. In utilising search facility on this website, you can compare costs for conveyancing solicitors in Felinheli and throughout England and Wales.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have just found out that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Felinheli. Conveyancing advisers have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Felinheli ?

The majority of houses in Felinheli are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Felinheli in which case you should be shopping around for a Felinheli conveyancing practitioner and check that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’sconsent to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your solicitor will appraise you on the various issues.

Felinheli Leasehold Conveyancing - Examples of Queries Prior to buying

Be sure to discover if there are any onerous restrictions in the lease. For instance some leases prohibit pets being allowed in certain buildings in Felinheli. If you love the propertyin Felinheli however your cat can’t make the move with you then you will be faced difficult decision. How much is the ground rent and service charge?