My husband and I are nearing an exchange on a house in Old Colwyn and my parents have transferred the ten percent deposit to my solicitor. I am now told that as the deposit has been sent from someone other than me my conveyancer needs to disclose this to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?

The conveyancer is legally required to check with the bank to make sure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.

My aunt passed away six months ago and as sole heir and executor I was left the house in Old Colwyn. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this possible?

Where you intend to re-mortgage then Aldermore will insist on your using a conveyancer on the Aldermore conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Aldermore conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Aldermore mortgage is registered as a charge at the Land Registry.

My wife and I have organised a further advance on our home loan from Skipton as we intend to carry out improvements to our property in Old Colwyn. Do we need to select a bricks and mortar Old Colwyn solicitor on the Skipton conveyancing panel to deal with the paperwork?

Skipton do not ordinarily appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.

Completion of my remortgage has taken place for my property in Old Colwyn. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Planning on purchasing a maisonette in Old Colwyn. 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 Santander 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 Old Colwyn property lawyer is on the Santander conveyancing panel.

We are one month into a freehold purchase having been recommend to a firm by the selling agent to do our conveyancing in Old Colwyn. I am not happy. Can you you assist me in finding new lawyers?

They would have to be really poor to suggest diss instructing them. Has the mortgage offer been sent? If so you need to inform them of the replacement lawyer and have the loan are issued to the new lawyers. Your new solicitor ideally should be on the lenders panel to avoid added costs and frustration. That should be your starting point. The search tool will assist you in finding a bank approved lawyer for your home move in Old Colwyn

We have AIP from Santander who said that they will loan up to £400k. At what point do I need to instruct a solicitor for conveyancing? Old Colwyn is where we are .

It would be wise to appoint a conveyancer now and ask them to create a file for you. This will enable: 1) the selling agent to issue a Sales Memorandum to the relevant parties 2) the seller’s solicitor to send out the draft paperwork. That being said, do not instruct your conveyancing practitioner to start searches until you receive your valuation report via Santander and you are willing to proceed.