The Glan Conwy conveyancing firm that I appointed last week on my purchase in Glan Conwy have without warning shut down. They were on acting for me because I had to have a firm on the Clydesdale conveyancing panel and my preferred Glan Conwy lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?

If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.

What is the difference between a licensed conveyancer and conveyancing solicitor in Glan Conwy

Two types of professional can conduct conveyancing in Glan Conwy namely licenced conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or purchase of property. They are both obliged to conduct Glan Conwy conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that all necessary procedures will be correctly followed.

My wife and I have arranged a further advance on our mortgage from Coventry BS as we want to carry out a loft conversion to our property in Glan Conwy. Do we need to choose a local Glan Conwy solicitor on the Coventry BS conveyancing panel to handle the paperwork?

Coventry BS don't usually instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS panel.

We were going to get a DIP from TSB this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Glan Conwy solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Glan Conwy solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

Will my solicitor be raising questions about flooding as part of the conveyancing in Glan Conwy.

The risk of flooding is if increasing concern for solicitors dealing with homes in Glan Conwy. There are those who acquire a property in Glan Conwy, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, but there are a number of checks that may be undertaken by the buyer or by their solicitors which will figure out the risks in Glan Conwy. The standard information supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to determine whether the property has suffered from flooding. If the premises has been flooded in past and is not notified by the owner, then a purchaser could issue a claim for damages resulting from an misleading reply. The purchaser’s solicitors will also carry out an environmental report. This should disclose if there is any known flood risk. If so, more detailed investigations should be initiated.

I am looking to sell my home. My former solicitors closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Glan Conwy if that makes things easier.

Do use our search tool to help you choose a solicitor for your conveyancing in Glan Conwy. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

As co-executor for the will of my grandfather I am selling a property in Monmouth but live in Glan Conwy. My conveyancer (who is 250 miles from merequires that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Glan Conwy to witness this legal document for me?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Glan Conwy based