Am I correct in assuming that the fact that my conveyancer in Old Colwyn is not listed on my bank's conveyancing panel that there is a problem with the quality of his work?

That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Old Colwyn conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

Me and my partner are acquiring our first house. Our solicitor has messagedto ask if we wish to purchase extra conveyancing searches. Frankly we have no idea as to what's needed for conveyancing in Old Colwyn

The scope of Old Colwyn conveyancing searches should be dictated entirely on the property, the location, the probability of any of these risks, your knowledge of the area and risks, your overall attitude to risk. What matters is that you adequately understand what information each search could give you. Then you can decide if you consider that you need that search. Should you be unclear, ask your solicitor to recommend.

I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a specialised conveyancing solicitor in Old Colwyn?

You should check but the the likelihood is that allocate you one of their panel conveyancers if you accept the "fee-free" incentive. Contact the bank to explore if they make available a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Old Colwyn.

This question may be naive but I am new to the home buying as a first time purchaser of a two bedroom flat in Old Colwyn. Do I receive the keys to the house on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Old Colwyn?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s solicitors, and once they have received this, you will be able to collect the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.

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

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being a right pain. The Old Colwyn solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.

I have been told that property searches are a common reason for stalling in Old Colwyn house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Old Colwyn.