We are buying a flat and require a conveyancing solicitor in Llandudno Junction who is on the Yorkshire BS conveyancing 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 Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Llandudno Junction.

My aunt advised me that in buying a property in Llandudno Junction there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?

There are a number of properties in Llandudno Junction which have some sort of restriction or requirement of consent to execute 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.

is it true that all Llandudno Junction conveyancing solicitors on the Leeds Building Society conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.

I can not work out if my lender requires a lease extension. I have called into my local Llandudno Junction bank branch on various occasions and was told it wasn't a problem and they will lend. My Llandudno Junction conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. Who do I believe?

Your property lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I used Arc property Solicitors several years ago for my conveyancing in Llandudno Junction. Now, I need the files but the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate 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 Llandudno Junction of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Llandudno Junction I like with open areas and railway links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Llandudno Junction suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a home loan the shortness of the lease may be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

We are first time buyers just having agreed a price on a property in Llandudno Junction, and are now looking to get solicitors appointed. I have used the various comparison based websites and the quotes are from all across the the UK. Is it important to have a Llandudno Junction property lawyer local to our potential new home? We are willing to do all the communicating over the web, but I assume at some point we may need to attend the conveyancing practitioner's office to sign contracts?

There is no requirement to attend the office of your conveyancing practitioner, they can post any relevant papers to you, which you can sign and send back. Many buyers and sellers choose to instruct a locally based solicitor, but it is not a prerequisite for conveyancing in Llandudno Junction.