Am I correct in assuming that the fact that my conveyancer in Llanfairfechan is not on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?

It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Llanfairfechan conveyancing firm and enquire why they are no longer on the approved list for your lender.

is it true that all Llanfairfechan solicitor practices on the Skipton conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Skipton conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel and in that case the firms would be governed by the CLC.

I recently had an offer accepted on a house in Llanfairfechan. My financial adviser suggested a conveyancing practitioner. I paid an upfront payment of £225. A couple of days later, the property lawyer called me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Planning on purchasing a apartment in Llanfairfechan. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llanfairfechan lawyer is on the Co-operative conveyancing panel.

Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Llanfairfechan I like with a park and railway links in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Llanfairfechan in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan that many years will be an issue. Discount 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 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Llanfairfechan. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Llanfairfechan ?

The majority of houses in Llanfairfechan are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Llanfairfechan so you should seriously consider shopping around for a Llanfairfechan conveyancing practitioner and check that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the estate where the property is located on an estate. Your solicitor will report to you on the legal implications.

Llanfairfechan Leasehold Conveyancing - Sample of Questions you should ask Prior to buying

What prohibitions are there in the Llanfairfechan Lease? It would be prudent to enquire if there are any onerous prohibitions in the lease. For instance some leases prohibit pets being allowed in in a block in Llanfairfechan. If you like the apartmentin Llanfairfechan but your cat is not allowed to make the move with you then you have a very hard decision. It would be prudent to discover as much as you can about the company managing the building as they will either make living at the property much simpler or much more difficult. As the proprietor of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to practical matters such as the upkeep of the common parts. Ask other tenants whether they are happy with them. On a final note, find out the dates that the maintenance charges are due to the appropriate party and precisely what it includes.

How varied are the property related services that Llanfairfechan conveyancing firms undertake?

Almost all Llanfairfechan conveyancing organisations can offer a broad range of assistance to home and land owners, sellers, investors, freeholders and tenants such as:

Residential sale conveyancing in Llanfairfechan or beyond Domestic purchase conveyancing in Llanfairfechan and throughout England and Wales Probate sale conveyancing Conveyancing for builders and developers Preparation and advising on leases and tenancy agreements Transferring equity to add or remove owners