Me and my husband are acquiring a maisonette in Snowdonia. My lawyer has never been on on the lender solicitor panel. Am I still permitted to continue with my Snowdonia conveyancing solicitor even though they are excluded from the mortgage company panel?

You must have a solicitor to deal with the formalities when you take out a loan to purchase your home. They will carry out all the essential due diligence on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage documentation is dealt with. One can appoint a Snowdonia lawyer of your choice. Nevertheless, if the conveyancing practitioner appointed is not on the mortgage company approved list supplemental charges will be levied as separate legal representation will be need by the bank. Bank panel applications may be submitted, so where your conveyancer has not previously sought membership they should take the chance to apply.

Me and my partner are soon to exchange on the purchase of a house in Snowdonia but as a result of damage from the recent storms I have managed to agree reparation from the owner of six thousand pounds taking the form of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process but RBS are not allowing this. Should they have been involved?

Your property lawyer that is on a RBS approved list is required to disclose to RBS of any amendments to the sale price. If you prohibit your conveyancer to disclose the reduction to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new lawyer for your conveyancing in Snowdonia.

My wife and I own a renovated Victorian property in Snowdonia. Conveyancing lawyer represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Snowdonia and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing solicitor who conducted the purchase.

I have been advised by numerous property agents in Snowdonia to get a quote from a solicitor using your seach tool. Is there a financial upside for Estate Agents to market your services ahead of another?

We don’t give any financial incentive for pointing buyers and sellers in our direction. We found it would be just too difficult a fee as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

My wife and I purchased a leasehold flat in Snowdonia. Conveyancing and Nationwide Building Society mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Snowdonia who previously acted has now retired. Any advice?

First contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to instruct a Snowdonia conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Snowdonia Conveyancing for Leasehold Flats - A selection of Queries before buying

How is the lease structured? How long is the Lease? Is anyone aware of any major works on the horizon that will likely increase the maintenance charges?