My fiance and I are purchasing a flat in Glan Conwy. My Conveyancer is not on the lender approved list. Am I still permitted to retain my Glan Conwy conveyancing solicitor notwithstanding that they are excluded from the bank panel?

You have a couple of options available to you here

• Carry on with your existing Glan Conwy solicitor but your bank will undoubtedly instruct a property lawyer from their approved list. This will result in additional fees together with potential frustration.
• Appoint a new property lawyer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
• Convince your conveyancing practitioner to pull out all the stops to join the bank’s panel of solicitors

Due to complete my purchase in Glan Conwy next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the bank expect the insurance to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not specific to conveyancing in Glan Conwy.

We wanted to use a property lawyer in Glan Conwy for our house move. Our broker has since advised us that our mortgage company HSBC Bank won't deal with them. Surely this is unfair competition?

A mortgage company may insist on a panel solicitor act for it. You would be liable to bear the charges for this. Do use our directory service to find a solicitor to conduct conveyancing in Glan Conwy on the HSBC Bank approved list of solicitors.

My business partner and I are wishing to take over a lease of an office on a shopping parade. Can you recommend conveyancers offering fixed costs for non-domestic conveyancing in Glan Conwy for less than £1,200?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Glan Conwy, including the sale and acquisition of businesses as well as simply property. If you are hoping to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right solicitor. Regarding the costs these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your details or telephone us so that we may furnish you with comprehensive commercial conveyancing calculation.

I dont have enough spare money to pay a 10% deposit on my apartment purchase in Glan Conwy , but I am anxious go ahead. Do I have options?

One option is to try and accept a lesser deposit. Many vendors will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second