I am purchasing a ground floor flat in Beddgelert. My Conveyancer is not listed on the mortgage company conveyancing panel. Can I still appoint my Beddgelert conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?

Various options include

• Complete the purchase with your chosen Beddgelert conveyancer but your lender will no doubt instruct a conveyancer from their approved list. This will result in additional fees and potential interruption.
• Choose a fresh conveyancer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Convince your solicitor to pull out all the stops to get listed on the bank’s conveyancing panel

My nephew is purchasing a house that has just been built in Beddgelert with a home loan from Nationwide. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I am planning on selling our house in Beddgelert and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Beddgelert lawyer would know that there is no such problem. It does beg the question why the purchasers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Beddgelert. We have lived in Beddgelert for many years we know of no issue. Should we contact our local Authority to seek confirmation need.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Just had an offer accepted on a new build apartment in Beddgelert. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Beddgelert

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

I opted to have a survey completed on a house in Beddgelert ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some banks will refuse to give a mortgage on such a premises.

It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. If you e-mail us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Beddgelert. Conveyancing may be slightly more expensive based on your lender's requirements.