My husband and I are intending to acquire a 1 bedroom flat in Dyffryn Ardudwy with a mortgage. We like our Dyffryn Ardudwy lawyer, however the bank says she’s not on their "panel". It seems we have little choice but to use one of the bank panel conveyancing practices or keep our Dyffryn Ardudwy property lawyer as well as pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Dyffryn Ardudwy conveyancing solicitor to apply to be on the conveyancing panel.

I acquired my flat on 9 March and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Dyffryn Ardudwy advises it will be dealt with inside ten days. Are transfers in Dyffryn Ardudwy particularly slow to register?

As far as conveyancing in Dyffryn Ardudwy registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can differ depending on the party submitting the application, whether there are errors and if the Land registry have to notify any third parties. At present in the region of 80% of submission are completed within two weeks but occasionally there can be protracted delays. Registration takes place after the purchaser has moved in to the premises thus registration formalities is not typically top priority but where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.

Just had an offer accepted on a new build apartment in Dyffryn Ardudwy. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Dyffryn Ardudwy

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

I've found a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have just found out that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Dyffryn Ardudwy. Conveyancing lawyers have not yet been appointed. Will they explain the issues?

Most houses in Dyffryn Ardudwy are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Dyffryn Ardudwy in which case you should be shopping around for a Dyffryn Ardudwy conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’spermission to carry out alterations. You may also be required to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer will report to you on the legal implications.

Leasehold Conveyancing in Dyffryn Ardudwy - Examples of Questions you should consider Prior to Purchasing

How many years remain on the lease? For most Dyffryn Ardudwy leaseholds the outlay for major works are not built into the maintenance charges, although there some managing agents in Dyffryn Ardudwy ask leaseholders to pay into a reserve fund and this is used to offset against larger works.

I am short of a 10% deposit on my flat purchase in Dyffryn Ardudwy , but I am anxious go ahead. What can I do?

One option is to try and agree a smaller deposit. Many vendors will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second