My husband and I are hoping to acquire a home in Abersoch and have appointed a Abersoch conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Nottingham Building Society have this evening contacted us to advise us that they have now hit a problem as our Abersoch lawyer is not on their conveyancing panel. What do we do from here?

Where you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Abersoch lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.

When reading mumsnet.com for a high-quality solicitor in Abersoch, many say that I should instruct a CQS kitemarked solicitor. What is CQS?

Abersoch Conveyancing Quality Scheme solicitors have achieved accreditation under the Law Society's Scheme (CQS) The Law Society created CQS to establish evidence of quality standards in the home buying process. CQS helps buyers and sellers to identify practices who provide a quality residential conveyancing. Abersoch is one of locations in England and Wales in which CQS have offices. The conveyancing scheme requires law firms to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Association of British Insurers.

It has been 3 months following my purchase conveyancing in Abersoch concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Abersoch is the location of the property. Can you shed any light on this issue?

Flying freeholds in Abersoch are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Abersoch you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abersoch may ascertain 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 residence.

I am on look out for some leasehold conveyancing in Abersoch. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and 99.9% are in Abersoch - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Abersoch - Sample of Questions you should consider before Purchasing

Does the lease have more than 85 years remaining? Generally speaking the cost for major works tend not to be included within maintenance charges, although some managing agents in Abersoch ask tenants to pay into a reserve fund and this is used to offset against major works.