Please help. My Llanberis conveyancer is informing me me that he is legally obliged toapply for Llanberis conveyancing searches becausethe firm are on the Virgin Moneysolicitor panel. Do I not have a choice here?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Llanberis conveyancing searches.

We see that you have a post code search directory identifying solicitors on the RBS conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Llanberis?

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

A friend advised me that if I am buying in Llanberis I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally quoted for as part of the standard Llanberis conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Llanberis around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Llanberis Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Llanberis.

I am buying a new build flat in Llanberis. 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 legal work.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Llanberis

Please supply a car parking plan. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared.

Due to the guidance of my in-laws I had a survey completed on a property in Llanberis in advance of retaining solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend refuse to issue a loan on such a premises.

It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanberis. Conveyancing may be slightly more expensive based on your lender's requirements.