We note that you have a post code search directory identifying law firms on the Aldermore conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Bangor?

We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bangor.

My property lawyer in Bangor has never been on on the Santander Solicitor Panel. Can I still use my family solicitor notwithstanding that they are not on the Santander list of approved lawyers?

Your options are as follows:

1. Complete the purchase with your existing Bangor lawyers but Santander will need to retain a solicitor on their panel. This will result in additional overall conveyancing charges as well as cause frustration.
2. Choose an alternative practitioner to act in the purchase, remembering to check they are Persuade your conveyancer to use their best endeavours to join the Santander conveyancing panel

Can you point me to a directory of TSB panel solicitors in Bangor on the Building Society Association’s Website?

No. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings visible online. If you are seeking to appoint a Bangor property lawyer on the TSB please use our facility.

I'm in the process of looking at houses in Bangor and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Kent Reliance.

It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are obtaining a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.

I am selling my apartment. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being a right pain. The Bangor solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.

How does conveyancing in Bangor differ for new build properties?

Most buyers of new build premises in Bangor come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in Bangor tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bangor or who has acted in the same development.

Expecting to sign contracts shortly on a studio apartment in Bangor. Conveyancing solicitors inform me that they report fully on Monday. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Bangor should include some of the following:

You should have a good understanding of the insurance obligations Who has the liability for repairing the window frames The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. What options are available to the landlord where you have contravened the provisions of the lease? Ground rent - what is payable and what the invoice dates are, and be on notice if this is subject to change

I inherited a 1st floor flat in Bangor, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Bangor with an extended lease are worth £185,000. The ground rent is £65 per annum. The lease comes to an end on 21st October 2080

With only 61 years remaining on your lease the likely cost is going to range between £19,000 and £22,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.