I am need of leasehold conveyancing for an apartment in a relatively new development (seven years old) in Glan Conwy. 95% of the flats are already disposed of. Do I need carry out the local searches for my conveyancing in Glan Conwy?

Conveyancing Searches are a central link in the Glan Conwy conveyancing process. There are a large number of search providers who offer Glan Conwy conveyancing searches, as well straight from the local authority. These are usually referred to as personal search providers and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authority.

Do I have to pop into the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Glan Conwy so that I can pop in to their offices when needed.

As opposed to twenty years ago, most banks no longer require their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to supply identification documents and there are still manifest advantages to instructing a local practitioner, in your situation a conveyancing solicitor in Glan Conwy.

I'm the sole recipient of my late father’s estate with all property in now in my sole name, including the house in Glan Conwy. Conveyancing formalities meant that the Land Registry date was in February. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my property ownership may be considered the same way as though I had purchased the house in February. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view lenders take of it, depend on the bank as this requirement principally exists to pick up on the purchase and immediately sell or the quick reselling of property.

I have paid off my mortgage with Yorkshire BS. I assume I don't need a Glan Conwy property lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Yorkshire BS has sent the Land Registry the discharge electronically, and
3. Yorkshire BS has instructed the Land Registry to do so

Intending to buy a house in Glan Conwy. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Glan Conwy lawyer is on the Bank of Ireland conveyancing panel.

What can a local search tell me regarding the property I am purchasing in Glan Conwy?

Glan Conwy conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as PSG The local search is essential in every Glan Conwy conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.

I need to retain a conveyancing solicitor for some conveyancing in Glan Conwy. I've chance upon a site which seems to have the ideal solution If it is possible to get all formalities done via phone that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?