We are looking to buy a property and need a conveyancing solicitor in Snowdonia who is on the solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Snowdonia.

I'm the sole beneficiary of my late father’s will and I have everything in my name alone, including the my former home in Snowdonia. Conveyancing formalities meant that the Land Registry date was in . I want to move. I do know about the CML six month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the property in . Is the property unsalable for six months?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Some banks would take a sensible view as this obligation is principally there to capture the purchase and immediately sell or the wholesaling and assigning of property.

Is it correct that all Snowdonia CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing list of approved firms?

It is true that some lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I have a mortgage with for my property in Snowdonia. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval before letting out your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. You need not do this via a conveyancing panel lawyer.

I am buying my first flat in Snowdonia benefiting from help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not inform my conveyancer about this extras as it would affect my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Snowdonia is where the house is located. Can you shed any light on this issue?

Flying freeholds in Snowdonia are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Snowdonia you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Snowdonia may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Snowdonia and how can you help?

The 1954 Act provides protection to business lessees, granting the dueness to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Snowdonia is one of our many areas of the UK in which our lawyers are located