I am in the process of selling my flat in Nannerch and the EA has just text me to warn that the purchasers are swapping conveyancer. The reason given is that the bank will only work with solicitors on their conveyancing panel. On what basis would a big named lender only deal with certain solicitors rather the firm that they want to choose for their conveyancing in Nannerch ?

Lenders have always had panels of law firms that can represent them, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Banks justify this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.

Forgive me if this question is silly but I am new to the home buying as a first time purchaser of a two bedroom flat in Nannerch. Do I collect the keys to the house on completion from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Nannerch?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be called to collect the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.

I'm the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Nannerch. Conveyancing formalities meant that the Land Registry date was in . I plan to dispose of the house. I do know about the CML 6 month 'rule', meaning my proprietorship may be treated the same way as though I had purchased the house in . Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view lenders take of it, depend on the mortgage company as this obligation is primarily there to identify subsales or the quick reselling of properties.

I currently have a mortgage with for my property in Nannerch. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform ?

must be informed of your intention prior to renting your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. It should not be necessary to do this via a conveyancing panel firm.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Nannerch is the location of the property. Can you offer any assistance?

Flying freeholds in Nannerch are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Nannerch you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nannerch may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My business partner and I are looking to lease a unit on the high street. Can you recommend solicitors offering fixed fees for non-domestic conveyancing in Nannerch for less than 1500k?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Nannerch, including the disposal and purchase of businesses as well as simply premises. If you are hoping to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we will find you the right lawyer. As for the fees these will vary based on the structure and complexity of the deal. Please provide us with your contact information or phone so as to enable us to provide you with comprehensive commercial conveyancing calculation.

Why is it not possible to complete my conveyancing in Nannerch on a public holiday?

Because on completion the money needs to be transferred electronically between the banks of the purchaser and owner’s and at present this can only take place on a working day. It is not possible to complete on a weekend either.