We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather appoint a specialised conveyancing solicitor in Penmaenmawr?

Do check but the the probability is that allocate you one of their panel solicitors where you accept the "fee-free" deal. Speak to the lender to ask if they allow a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Penmaenmawr.

My wife and I purchasing a terrace house in Penmaenmawr. Our aim is to convert the garage to a playroom at the property.Will the conveyancing process include checks to see if these alterations are permitted?

Your solicitor will check the deeds as conveyancing in Penmaenmawr can sometimes reveal restrictions in the title deeds which prevent categories of alterations or require the permission of a 3rd party. Some additions require local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

We have agreed to purchase a house in Penmaenmawr. An unusual aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Barclays your lawyer must comply with the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Barclays where a lease does not comply with these conditions. The conditions relate to the installation of panels on properties countrywide and is not restricted to Penmaenmawr.

TSB have agreed my mortgage in principle, my offer on a property in Penmaenmawr has been agreed to, what happens next?

The property agent will need to know who your solicitors are (be sure the property lawyers are on the bank’s panel). Telephone TSB or your broker and complete any outstanding documentation. TSB will instruct a valuer who will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. TSB will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Penmaenmawr.

About to purchase a new build apartment in Penmaenmawr. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Penmaenmawr

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I decided to have a survey done on a house in Penmaenmawr in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some lenders may refuse to grant a mortgage on this type of home.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Penmaenmawr. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Penmaenmawr to see if the conveyancing will be more expensive.

I bought a flat in Penmaenmawr last 23/6/2023 and to date it is still not registered with HMLR. It was part of a new estate and my property lawyer told me that it may take 12 months to register. I have spoken with HMLR directly and they have informed me the initial application was cancelled due to questions not being addressed in time. Do I need to be concerned?

Contact your conveyancing practitioner - if you are not getting sensible responses, find out about their firm’s complaints protocol and amplify your problem to a Partner. Registrations for Penmaenmawr conveyancing are not known to be significantly delayed.