I am six weeks into the sale of my home in Betws Y Coed and the estate agent has just telephoned to warn that the purchasers are switching conveyancer. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. Why would a leading mortgage company only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Betws Y Coed ?

Mortgage companies have always had an approved set of law firms that can act for them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lending institutions point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.

This question may be naive but I am wet behind the ears as FTB of a garden flat in Betws Y Coed. Do I pick up the keys to the premises on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Betws Y Coed?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be invited to receive the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

I recently had an offer accepted on a house in Betws Y Coed. My financial adviser suggested a . I paid an advanced payment of £175. A few days later, the contacted me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

have agreed my home loan in principle, my offer on a property in Betws Y Coed has been agreed to, now what?

Your property agent will need to be advised as to your 's details (ensure that the are on the bank’s panel). Telephone or your financial adviser and finalise any appropriate paperwork. will sellect a valuer who will get in contact with the selling agent or owners to book a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. will send the offer to you and your . The transaction will then take it’s course according the nature and complexity of the conveyancing in Betws Y Coed.

We are purchasing a property and the solicitor has identified Chancel Repair to which the property could be liable because it falls into the area of such a church. She has mentioned insurance. Is this really appropriate for conveyancing in Betws Y Coed

Unless a previous acquisition of the property took place after 12 October 2013 you could take it that conveyancing practitioners carrying out conveyancing in Betws Y Coed to remain recommending a chancel search and or chancel repair liability insurance.

I have justfound out that Action Conveyancing have closed. They conducted my conveyancing in Betws Y Coed for a purchase of a leasehold flat 18 months ago. How can I check that my home is registered correctly in the name of the former proprietor?

The easiest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Betws Y Coed conveyancing specialists.

How does conveyancing in Betws Y Coed differ for new build properties?

Most buyers of new build premises in Betws Y Coed approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because house builders in Betws Y Coed typically buy the real estate, 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 property lawyers 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 Betws Y Coed or who has acted in the same development.