My Llandudno Junction lawyer has discovered a discrepancy between the assumptions in the home valuation report and what is revealed within the legal papers for the property. My lawyer informs me that he must check that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s approach right?

Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

My stepmother informed me that in purchasing a property in Llandudno Junction there may be a number of restrictions preventing external alterations to a property. Is this right?

We are aware of anumerous of properties in Llandudno Junction which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Llandudno Junction should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Does a directory service exist listing Aldermore panel solicitors in Llandudno Junction on the Building Society Association’s Website?

Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings available on the web. If you are looking for a Llandudno Junction conveyancer on the Aldermore please use our facility.

I recently had an offer agreed on a house in Llandudno Junction. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £200. Not long after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm purchasing a new build house in Llandudno Junction benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not inform my conveyancer about the extras as it will impact my mortgage with the lender. Is this normal?.

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.

Due to the input of my in-laws I had a survey completed on a property in Llandudno Junction ahead of instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor advised that some lenders will refuse to issue a mortgage on a flying freehold house.

It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llandudno Junction. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llandudno Junction to see if the conveyancing costs will increase in light of this.

I've found a house that seems to be perfect, at a great price which is making it more attractive. I have just discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Llandudno Junction. Conveyancing advisers have not yet been instructed. Will they explain the issues?

Most houses in Llandudno Junction are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can help the conveyancing process. It is clear that you are buying in Llandudno Junction in which case you should be looking for a Llandudno Junction conveyancing solicitor and check that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your solicitor will appraise you on the various issues.