Please explain the implications if my solicitor is suspended from the Nottingham Conveyancing panel ahead of completing my conveyancing in Llanrwst?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I happen to be the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Llanrwst. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the house in November. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Some lenders would take a practical view as this provision principally exists to identify the purchase and immediately sell or the quick reselling of property.

is it true that all Llanrwst solicitor practices on the Lloyds conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be governed by the SRA. The majority of banks do permit licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.

Planning on purchasing a house in Llanrwst. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money 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 Llanrwst solicitor is on the Virgin Money conveyancing panel.

About to purchase a new build apartment in Llanrwst. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Llanrwst

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.

I need to instruct a conveyancing solicitor for some conveyancing in Llanrwst. I happened to land on a web site which appears to be the ideal offering If there is a chance to get all this stuff done via web that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

We had our home loan agreed in principle on Monday with our lender. We are using a reputable conveyancer in Llanrwst yesterday. This morning, our financial adviser called to say that the bank said that we cannot use our solicitor as they aren't on their panel. As FTB's, we did not have a clue that the mortgage company had some control over our choice Is this permitted?

You are permitted to select any conveyencer you wish to appoint including the said conveyancer in Llanrwst nevertheless if your bank aren't happy with them you will have to pay additional cost so the bank can appoint their own lawyers. On occasion it is possible your solicitor may apply to get included on to the lender list of approved firms. Do make the most of online search facilities including lenderpanel.com to find a conveyancing solcitor in Llanrwst on the lender panel. You can go into your local bank branch in Llanrwst. They can recommend conveyancing solicitors in Llanrwst on the lender panel.