Me and my partner are intending to purchase a 3 bedroom apartment in Old Colwyn with a mortgage. We have a Old Colwyn solicitor, however the mortgage company advise she’s not on their "panel". It seems we have little choice but to instruct one of the bank panel solicitors or continue with our Old Colwyn as well as pay for one of their panel lawyers to represent them. We feel that this is inequitable; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Old Colwyn conveyancing lawyer to apply to be on the conveyancing panel.

Please help. My Old Colwyn conveyancer is informing me me that she is duty bound toorder Old Colwyn conveyancing searches becausethe firm are on the Virgin Moneyconveyancing panel. Is my conveyancer right?

You have limited options available to you. As you are obtaining a mortgage with a lender your has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Old Colwyn conveyancing searches.

Due to the advice of my in-laws I had a survey completed on a house in Old Colwyn before appointing solicitors. I have been advised that there is a flying freehold element to the property. The surveyor has said that some lenders may not give a mortgage on a flying freehold property.

It depends who your proposed lender is. Lloyds has different instructions from Halifax. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Old Colwyn. Conveyancing may be slightly more expensive based on your lender's requirements.

Taking into account that I am about to part with hundreds of thousands of pounds on 3 bedroom house in Old Colwyn I wish to talk to a conveyancer regarding thetransaction before instructing the firm. Is this something that you can arrange?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be carrying out your property ownership legalities in Old Colwyn.There is no ‘factory style conveyancing’ - each client is unique person, not a file number. The solicitors that we put you in touch with believe that the figure you are quoted for your conveyancing in Old Colwyn should be the figure that you are charged.

Leasehold Conveyancing in Old Colwyn - Examples of Questions you should consider before buying

Plenty Old Colwyn leasehold properties will be liable to pay a service bill for maintenance of the building invoiced on behalf of the freeholder. Where you purchase the property you will have to pay this liability, usually quarterly accross the year. This can be anything from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a rentcharge to be met yearly, this is usually not a exorbitant figure, say about £25-£75 but you need to enquire as occasionally it could be prohibitively expensive. Does the lease include onerous restrictions? This question is helpful as a) areas can result in problems for the block as the communal areas may start to deteriorate where repairs are not paid for b) if the leaseholders have an issue with the managing agents you will want to have all the details