We are a couple about to exchange contracts for a leasehold flat in Towyn. We encountered a problem. The loan offer with The Mortgage Works expires on 23/1/2024 but the vendors are suggesting a completion date of 25/1/2024. Is it possible to extend the loan offer?

The best person to deal with your issue is your lawyer who should calculate whether he or she is corresponding with the mortgage broker, seller’s representatives, estate agents or conceivably all three based on the circumstances your house move to date.

As someone clueless as to the Towyn conveyancing process what’s your top tip you can impart for the ownership transfer in Towyn

Not many law firms shout this from the rooftops but conveyancing in Towyn and elsewhere in Conwy is often a confrontational experience. Put another way, when it comes to conveyancing there is an abundance of room for confrontation between you and others involved in the home moving process. E.g., the seller, property agent and on occasion a lender. Choosing a lawyer for your conveyancing in Towyn is a critical decision as your conveyancer is your adviser, and is the ONE person in the legal process whose responsibility is to protect your legal interests and to protect you.

We are witnessing a worrying increase in the "blame" culture- someone must be blamed for the process being so protracted. We recommend that you should always trust your conveyancer ahead of all other parties when it comes to the legal assignment of property.

I am buying my first flat in Towyn benefiting from help to buy. The sellers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my solicitor about the extras as it will adversely affect my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Is it possible to transfer to a new solicitor as I need to select a firm on the Bank of Scotland conveyancing list. I had appointed a family conveyancing solicitor in Towyn round the corner but the firm is not accepted by Bank of Scotland

We will our best to assist in finding you a conveyancing solicitor in Towyn on the Bank of Scotland panel. Please note that the law firms that we list do not pay us commission if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Towyn. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Towyn.

My brother has recommend that I instruct his conveyancing solicitors in Towyn. Should I use them?

No doubt the best way to select a conveyancing lawyer is to have recommendations from friends or family who have used the conveyancer that you are contemplating using.