We are intending to acquire a 1 bedroom apartment in Kinmel Bay with a mortgage. We would like to retain our Kinmel Bay conveyancer, however the mortgage company advise he's not on their "panel". It seems we have little option but to use one of the lender panel solicitors or continue with our Kinmel Bay conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We feel that this is inequitable; 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 bank’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. A further alternative is for your Kinmel Bay conveyancing lawyer to apply to be on the conveyancing panel.

I used Stirling Law a few years past for my conveyancing in Kinmel Bay. Now, I need the documents however the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Kinmel Bay of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build flat in Kinmel Bay. 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 conveyancing.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Kinmel Bay

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

Taking into account that I am about to part with over three hundred thousand on a garden flat in Kinmel Bay I would like to talk to a lawyer regarding thehome move in advance of instructing the firm. Can this be arranged?

Absolutely - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor due to be doing your property ownership legalities in Kinmel Bay.There is no ‘factory style conveyancing’ - each client is unique person, not a matter reference. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Kinmel Bay should be the amount on the final invoice that you end up paying.

I need to instruct a conveyancing solicitor for freehold conveyancing in Kinmel Bay. I happened to chance upon a site which appears to be the ideal answer If it is possible to get all formalities completed via phone that would be preferable. Should I 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?