We are a couple about to sign contracts for a semi detached house in Conwy. We encountered a problem. The loan offer with Britannia runs out on 13/8/2019 but the sellers are putting forward a completion date of 15/8/2019. Can one extend the mortgage offer?

The best person to deal with your concern is your solicitors who will assess whether he or she is should be discussing with the bank, owner’s lawyers, property agents or indeed all parties taking into account the history of your transaction to date.

Is there a reason why leasehold purchase conveyancing in Conwy costs more?

The conveyancing charges for a leasehold premises in Conwy is often more expensive as compared to a freehold transaction. This is because there is an amount of extra investigations necessary in corresponding with the landlord and managing agents to obtain evidence concerning whether the rent and maintenance charges have been cleared and whether there are any large sums expected to be spent in the near future on repairs or maintenance of the block.

Are the BSA planning on creating a searchable register to to identify practices on the Melton Mowbray Building Society conveyancing panel for instance in Conwy?

We have not been informed any plans on the part of the BSA to develop such a register.

I moved into my apartment on 14 July and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Conwy expressed confidence that it would be formalised in less than a month. Are transfers in Conwy uniquely lengthy to register?

As far as conveyancing in Conwy registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether there are errors and if the Land registry communicate with any other persons or bodies. As of today in the region of 80% of such applications are completed within 12 days but some can be subject to longer delays. Historically registration takes place after the new owner is living at the property therefore registration formalities is not typically top priority but where there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.

I am buying my first flat in Conwy with a mortgage from Barclays Direct. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my solicitor about this side-deal as it may put at risk my loan with Barclays Direct. Is this normal?.

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.