We are planning to acquire a flat and need a conveyancing solicitor in Kinmel Bay who is on the UBS solicitor panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Kinmel Bay.

We are planning on selling our home in Kinmel Bay and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street Kinmel Bay lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Kinmel Bay. We have lived in Kinmel Bay for 5 years we know that this is a non issue. Do we contact our local Authority to get confirmation that there is no issue.

It sounds as though you may have a conveyancing lawyer already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

About to purchase a new build flat in Kinmel Bay. Conveyancing is daunting 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 is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Kinmel Bay

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Kinmel Bay is the location of the property. Can you shed any light on this issue?

Flying freeholds in Kinmel Bay are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kinmel Bay 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 Kinmel Bay may determine 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 residence.

My husband and I are disposing of a Kinmel Bay property we inherited 5 years ago in 2010. I have over ten years conveyancing know-how and, now retired, wish to do the legal work. The purchaser's lawyer has informed me that their mortgage company will not allow us to do our own conveyancing as they require the funds to be transferred to a solicitor's bank account.

Lending requirements to conveyancing practitioners from all CML members state that If the seller does not have legal representation the buyer’s lawyers should check whether the bank needs to be informed so that a decision can be reached if they are willing to progress.