Is the fact that my conveyancer in Y Felinheli is not on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Y Felinheli conveyancing firm and enquire why they are no longer on the approved list for your lender.

I am purchasing a property for cash in Y Felinheli. I have been living for the previous Seventeen years in Y Felinheli. Conveyancing searches are a lot of money. Given that I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a mortgage, then the vast majority of the Y Felinheli conveyancing searches are optional. Your conveyancer will try and steer you, no-doubt strongly, that you should have searches completed, but he is duty bound to take that path of advice. One thing to take into account; if you are intend to sell the house in the future, it will likely be be of relevance to your future buyer what the searches disclose. Sometimes premises with day to day issues can still throw up unpredicted search results. A competent conveyancing solicitor in Y Felinheli should provide you some practical guidance in this regard.

I am the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in Y Felinheli. Conveyancing formalities meant that the Land Registry date was in September. I want to move. I understand that there is a CML 6 month 'rule', which means that my property ownership may be treated the same way as if I'd bought the house in September. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook mandates 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 might be affected by that. Some mortgage companies would take a sensible view as this requirement chiefly exists to capture subsales or the flipping of properties.

We were going to get a AIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Y Felinheli solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Y Felinheli solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

Coventry BS have agreed my home loan in principle, my offer on a property in Y Felinheli has been accepted, now what?

The estate agent will need to be advised as to your property lawyer's details (ensure that the solicitors are on the lender’s panel). Contact Coventry BS or the broker and finalise any relevant forms. Coventry BS will instruct a valuer who will get in touch with the estate agent or vendor to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average a week to receive the mortgage offer. Coventry BS 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 Y Felinheli.

I opted to have a survey done on a property in Y Felinheli before retaining lawyers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some lenders tend not issue a loan on a flying freehold premises.

It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. If you call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Y Felinheli. Conveyancing may be slightly more expensive based on your lender's requirements.

I need to find a bank panel solicitor in Y Felinheli. Could you help me?

Unfortunately it’s not apparent why you need a Y Felinheli panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Y Felinheli are on their panel . If you do find such a firm in Y Felinheli not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site