Our mortgage company has recommended a law firm on their panel based in Nefyn but I would rather instruct a conveyancing lawyer in Nefyn round the corner to me. Are you able to assist?

It is by no means the case that all Nefyn conveyancing practices are approved and listed on all banks conveyancing panel. Use our search tool to locate a Nefyn conveyancing conveyancer on the on the lender panel.

We are aiming to move home in March. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Nefyn. Conveyancing lawyer was found prior to coming across your page.

On the day of completion you will need to pick up the keys from the estate agent however this should only occur once the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be collected. You should inform the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you find a residential property solicitor in Nefyn or a solicitor with expertise in conveyancing in Nefyn.

We were going to get a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Nefyn solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Nefyn solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I am selling my apartment. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being a right pain. The Nefyn solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

A friend recommended that where I am buying in Nefyn I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally included in the estimate for your Nefyn conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Nefyn around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Nefyn Education with maps and statistics, Local Amenities and other useful information concerning Nefyn.

Am I best advised to appoint a Nefyn conveyancing solicitor who is local to the property I am hoping to buy? We have a good friend who can execute the conveyancing but his firm is located a couple of hundredmiles drive away.

The primary upside of using a high street Nefyn conveyancing practice is that you can attend the office to sign documents, hand in your ID and apply pressure on them if necessary. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and they were content that must outweigh using an unknown Nefyn conveyancing lawyer solely due to them being round the corner.

I've recently bought a leasehold house in Nefyn. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Nefyn Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

What is the yearly service fee and ground rent? This information is useful as a) areas could result in problems for the building as the communal areas may begin to deteriorate where services are not paid for b) if the leasehold owners have an issue with the managing agents you will wish to know about it Are any of leasehold owners in arrears of their service charge liability?