I am hoping to receive a mortgage offer from Halifax. I hope to instruct a Licensed Conveyancer in Conwy. Does the Halifax Conveyancing panel allow for conveyancers regulated by the CLC?

The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Can you point me to a directory of Barclays panel solicitors in Conwy on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings viewable over the internet. If you are in need of a Conwy conveyancer on the Barclays please make the most of our tool.

How can we know in advance if a Conwy conveyancing solicitor on the TSB panel is any good?

When it comes to conveyancing in Conwy obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your conveyancing.

Two weeks ago we had a mortgage agreed in principle with Co-operative. Conwy conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from Co-operative?

There is no definitive answer here. Have Co-operative done the valuation? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I'm purchasing my first flat in Conwy benefiting from help to buy. The builders refused to reduce the amount so I negotiated £7000 of extras instead. The property agent suggested that I not inform my lawyer about the extras as it will affect my mortgage with the bank. Do I keep my lawyer in the dark?.

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’m about to sell my basement flat in Conwy. Conveyancing solicitors are to be appointed soon, but I have recently received a half-yearly service charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as usual given that all rents and service invoices should be allotted on completion, so you should recover the relevant percentage 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.

Conwy Leasehold Conveyancing - Sample of Questions you should consider before Purchasing

The best form of lease structure is where the freehold title is in the ownership of the leaseholders. In this scenario the leaseholders benefit from control and although a managing agent is frequently retained if the building is bigger than a house conversion, the managing agent employed by the leaseholders. It is important to be aware whether fixing the lift or some other significant cost is anticipated that will be shared between the leaseholders and may well materially impact the level of the maintenance fees or result in a specific payment.

We are soon to complete on the purchase a house in Conwy but as a result of damage from the recent storms I have agreed compensation from the seller of five thousand pounds in the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process but the lender will not agree to this. Why were they informed?

Any conveyancing practitioner being on the mortgage company conveyancing panel is duty bound to inform the lender of any amendments to the purchase figure. If you did not allow your lawyer to disclose the reduction to your lender then they would need to disinstructing themselves from acting for you and the mortgage company.