My lawyer has identified a defect with the lease for the property we are buying in Betws Y Coed. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancing practitioner says that he must be satisfied that the lender is willing to move forward with this solution. Are we the client or is the bank?

Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. These conveyancing instructions have to be complied with.

Do I need to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Betws Y Coed so that I can attend their offices if necessary.

These days conveyancing panel lawyers for mortgage companies undertake the vast majority of communications through the post, internet or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in England or Wales. Nevertheless you should check if you have the option of going to the offices of your conveyancing lawyer if just in case this is required.

What can a local search tell me concerning the house my wife and I purchasing in Betws Y Coed?

Betws Y Coed conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for instance Searchflow The local search is essential in every Betws Y Coed conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

I have been on the look out for a flat up to £245,000 and identified one close by in Betws Y Coed I like with a park and station nearby, however it only has 61 years on the lease. I can't really find anything else in Betws Y Coed for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a home loan the shortness of the lease will likely be problematic. Reduce 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 at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

Me and my husband have just had an offer accepted on our first home in Betws Y Coed, and are now looking to get solicitors instructed. I have utilised the numerous rating based websites and the quotes are from all across the the UK. Is it necessary to have a Betws Y Coed conveyancer local to our prospective house? We are willing to do all the communicating over email, but I am thinking at some stage we will need to attend the conveyancer's office to sign documents?

The lawyer does not have to be in Betws Y Coed, but choosing local means that you can visit their offices if required, by way of example, if a signature is needed urgently. In addition, a Betws Y Coed solicitor is likely to be familiar with local agents and (if the vendor has instructed a local property lawyer) with them, which should help keep things moving faster.