The Y Felinheli conveyancing firm that I recently instructed on my house acquisition in Y Felinheli have suddenly closed. They were on acting for me because I needed a solicitor on the Clydesdale conveyancing panel and my preferred Y Felinheli lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?

If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.

We are buying a property and the lawyer has referenced Chancel Repair to which the house could be obligated to contribute to because it falls into the area of such a church. He has suggested insurance. Is this really warranted for conveyancing in Y Felinheli

Unless a previous acquisition of the house took place post 12 October 2013 you can expect conveyancing practitioners delivering conveyancing in Y Felinheli to continue to advocate a chancel search and or chancel repair liability insurance.

I'm purchasing a new build house in Y Felinheli benefiting from help to buy. The builders refused to move on the amount so I negotiated 6k of extras instead. The house builders rep told me not disclose to my solicitor about the deal as it will jeopardize my mortgage with the bank. Should I keep quiet?.

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

I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a quick, chain free conveyancing. Y Felinheli is the location of the property. Is there any advice you can impart?

Flying freeholds in Y Felinheli are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Y Felinheli you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Y Felinheli may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Y Felinheli and how can you help?

The 1954 Act gives security of tenure to business tenants, granting the right to apply to court for a renewal tenancy and remain in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Y Felinheli is one of the numerous areas of the UK in which the firms we work with are located