My financial adviser says he needs my Dolwyddelan law firm’s panel reference for the Nat West conveyancing panel. How do I obtain this. I have tried my local Dolwyddelan office but they cant find it on their system.

You are best placed to get this information from your Dolwyddelan lawyer . They retain a central record lender panel numbers.

The Dolwyddelan conveyancing firm handling our Dolwyddelan conveyancing has uncovered a discrepancy between the information in the valuation report and what is in the title deeds. My solicitor has advised that he must ensure that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s approach legitimate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Dolwyddelan. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Dolwyddelan

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Dolwyddelan is the location of the property. Can you shed any light on this issue?

Flying freeholds in Dolwyddelan are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dolwyddelan you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dolwyddelan may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

How can the Landlord & Tenant Act 1954 impact my commercial premises in Dolwyddelan and how can you help?

The particular law that you refer to provides security of tenure to business lessees, giving them the legal entitlement to apply to court for a new lease and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Dolwyddelan is one of our many areas of the UK in which our lawyers have offices