I have just been advised by my mortgage adviser that my Llandudno Junction solicitor is not on the mortgage company Solicitor panel. What can I do to be sure whether this is correct?

You need to contact your Llandudno Junction conveyancer. You lawyer should advise you what has happened. If they are not on the panel they may be able to suggest a Llandudno Junction conveyancing practice that is on the conveyancing panel for your bank.

I am soon to exchange buying a house in Llandudno Junction but as a consequence of damage from some water damage at the property I have was able negotiate recompense from the seller of £2k in the form of a reduction in the price. I had intended this to be dealt with as part of a side agreement yet UBS are not allowing this. Why were they informed?

Any solicitor being on the UBS conveyancing panel is duty bound to advise UBS of any changes to the sale price. If you were to refuse your solicitor to disclose the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new lawyer for your conveyancing in Llandudno Junction.

This question may be naive but I am new to the house moving as a first time buyer of a ground floor flat in Llandudno Junction. Do I pick up the keys to the premises on the completion date from my solicitor? If this is the case, I will find a local conveyancing solicitor in Llandudno Junction?

On the day of completion you will not be required to attend the conveyancers office in Llandudno Junction. Your solicitors will transfer the purchase money to the vendor’s lawyers, and once they have received this, you will be able to pick up the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

My father pointed out to me me that in buying a property in Llandudno Junction there may be various restrictions limiting what one can do in terms of external changes to the property. Is this right?

We are aware of anumerous of properties in Llandudno Junction which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Llandudno Junction should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have decided to exercise my right to buy my property in Llandudno Junction off the council. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

My uncle has encouraged me to instruct his lawyers for conveyancing in Llandudno Junction. Should I use them?

There are no two ways about it the best way to select a conveyancing practitioner is to have recommendations from friends or family who have actually experience in using the conveyancer that you are are thinking of instructing.

Estate agents have just been given the go-ahead to market my ground floor apartment in Llandudno Junction. Conveyancing solicitors are to be appointed soon, however I have just received a yearly maintenance charge invoice – Do I pay up?

The sensible thing to do is discharge the maintenance contribution as usual as all ground rent and service payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Leasehold Conveyancing in Llandudno Junction - Examples of Questions you should consider before buying

The answer will be important as a) areas can cause problems for the block as the common areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have an issue with the running of the building you will need to have all the details How much is the ground rent and service charge? Best to be warned whether a new roof is being installed or some other significant cost is pending that will be shared by the leasehold owners and will materially impact the level of the service charges or result in a one off payment.