We are purchasing a house and need a conveyancing solicitor in Blaenau Ffestiniog who is on the Bank of Ireland solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Blaenau Ffestiniog.

My wife and I have a terraced Georgian property in Blaenau Ffestiniog. Conveyancing lawyer represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Blaenau Ffestiniog and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who carried out the work.

I am buying a new build house in Blaenau Ffestiniog with the aid of help to buy. The developers would not move on the amount so I negotiated £7000 of extras instead. The sale representative told me not inform my solicitor about this extras as it may put at risk my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I opted to have a survey carried out on a house in Blaenau Ffestiniog prior to retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies may not grant a loan on this type of house.

It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. If you call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Blaenau Ffestiniog. Conveyancing will be smoother if you use a solicitor in Blaenau Ffestiniog especially if they regularly deal with such properties in Blaenau Ffestiniog.

Myself and my fiance have recently had an offer agreed on a house and had an appointment on Monday with Leeds Building Society for the mortgage. They warned us that when it comes to selecting a solicitor that unless they are on their approved list of conveyancers then we will have to pay out a further fee of about two hundred pounds. This is is due to the fact that they will then have to select a solicitor to act for them as well as the one we choose to act on our behalf and we assume responsibility for their invoice. I have asked Leeds Building Society to furnish me with a list so I can request estimates only from their approved lawyers but was told they dont have such a list to hand over. Is there a list online?

Ask Leeds Building Society what their criteria for panel membership is for a solicitor.Thereafter ask the solicitor of your choice whether they fit that criteria and have they acted on mortgages for Leeds Building Society in the past. If the answer to those is yes, then just clarify this with Leeds Building Society. Another option is to utilise our search tool and we should be able to find you a conveyancer in Blaenau Ffestiniog on the approved list for Leeds Building Society.