My fiance and I are hoping to buy a flat in Llanfairfechan and have appointed a Llanfairfechan conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Platform Home Loans Ltd have this morning contacted us to inform me that there is now an issue as our Llanfairfechan conveyancer is not on their conveyancing panel. Is this a problem?

When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Llanfairfechan lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

Can I use your services to locate a Conveyancing solicitor in Llanfairfechan even if I’m not buying or disposing of a house, for example if I wish to acquire an office in Llanfairfechan with a mortgage from The Royal Bank of Scotland?

Our search tool is mainly there to help choose residential conveyancing solicitors in Llanfairfechan but we have set out towards the bottom of this page some Llanfairfechan commercial conveyancing firms. You will need to enquire with the solicitors directly to establish if they can also act for The Royal Bank of Scotland

Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Llanfairfechan I like with open areas and transport links in the vicinity, however it only has 61 years unexpired on the lease. I can't really find anything else in Llanfairfechan for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a mortgage the shortness of the lease may be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

I am looking into buying my first house which is in Llanfairfechan and I am already nervous. I couldn't find anything specific about Llanfairfechan. Conveyancing will be needed in due course but do you know about the Llanfairfechan area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Llanfairfechan. In the meantime here are some basic statistics that we found

Are there any specific advantages to choosing a local property lawyer in Llanfairfechan

Many buyers and sellers in Llanfairfechan choose a local conveyancing practitioner so that they can attend the lawyer’s offices if they have questions, and to sign documents without using the post.

One could argue that there exists a distinct benefit in using a conveyancing practitioner local to a premises you are planning to purchase, due to the familiarity of the locality and possible local issues - nevertheless this is debatable. Many conveyancers are now via the internet and could be any place in the world.