I was advised today by my IFA that my Bethesda property lawyer is not on the lender Conveyancing panel. What can I do to check?

The best course of action for you to take is to call your Bethesda conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

My partner and I are buying our first property. Our solicitor has e-mailedto ask if we want to purchase additional conveyancing searches. We are really unsure what's appropriate for conveyancing in Bethesda

The range of Bethesda conveyancing searches should be triggered based entirely on the premises, the location, the likelihood of any of these risks, your familiarity of the region and risks, your overall attitude to risk. What matters is that you properly comprehend what information the searches could give you. You may then make a decision if you personally think you need that information. Should you be unsure, ask the conveyancing practitioner to offer guidance.

Are the BSA planning on creating a search tool with a view to to identify law firms on the Norwich and Peterborough Building Society conveyancing panel for example in Bethesda?

Lexsure has not been advised of any plans on the part of the BSA to promote such a search facility.

I am looking for a flat up to £305k and found one round the corner in Bethesda I like with a park and station nearby, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Bethesda for this price, so just wondered if I would be making a mistake buying a short lease?

Should you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

I have just started marketing my ground floor apartment in Bethesda.Conveyancing has not commenced but I have just had a half-yearly maintenance charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the invoice as you normally would because all rents and service payments will be apportionedon completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially