We see that you have a post code search directory identifying firms on the Principality conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Llanbedrgoch?

We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llanbedrgoch.

My husband and I wish to acquire a 3 bedroom flat in Llanbedrgoch with a residential mortgage from Bank of Scotland.We use our Llanbedrgoch conveyancing solicitor but Bank of Scotland informed us he's not on their "panel". We have to appoint a Bank of Scotland panel solicitor or retain our high street solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The home loan issued to you contains various provisions, a common one being that solicitors needs to be on the Bank of Scotland approved list. in the past, most banks 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 lawyer to apply to be on the conveyancing panel for Bank of Scotland

A relative pointed out to me me that in buying a property in Llanbedrgoch there may be a number of restrictions prohibiting external alterations to a property. Is this right?

We are aware of a number of properties in Llanbedrgoch which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Llanbedrgoch should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can you help - my lawyer advises that flying freehold insurance is necessary on my purchase. What is the level of cover for Llanbedrgoch conveyancing?

The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such insurances.

I am expecting a AIP from Santander this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Llanbedrgoch solicitors on the Santander conveyancing panel, or is it better to go independently?

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

Just bought a semi-detached house in Llanbedrgoch , What is the estimated time for the Land Registry to record my title? My Llanbedrgoch conveyancing solicitor works at snail pace, so I want to check that my purchase is recorded.

As far as conveyancing in Llanbedrgoch registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and whether the Land registry have to notify any third parties. As of today in the region of 80% of submission are fully dealt with in less than three weeks but some can be subject to extensive delays. Historically registration takes place once the buyer is living at the premises so 'speed' is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your conveyancer must speak with the land registry and explain the circumstances.

Just had an offer accepted on a new build apartment in Llanbedrgoch. 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 are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Llanbedrgoch

There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are surveyor prepared.