My wife and I are soon to exchange buying a property in Barmouth but as a result of damage from the recent storms I have was able negotiate compensation from the vendor of £3k in the form of a reduction in the price. I had intended this to be addressed as part of the conveyancing process but Aldermore are not allowing this. Why were they involved?

Any property lawyer being on a Aldermore approved list is required to disclose to Aldermore of any variations to the sale price. If you prohibit your solicitor to notify the price change to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new conveyancer for your conveyancing in Barmouth.

Having sold my house in Barmouth last July but the buyer keeps e-mailing daily to moan that their lawyer needs to hear from mine. What are the post completion sale formalities now that I have sold?

After completion of your house sale your conveyancer is committed to forward the transfer documentation and all additional paperwork to the purchaser's solicitors. If applicable, your solicitor must also confirm that the home loan has been paid off to the buyers conveyancers. There are no post completion steps just for conveyancing in Barmouth.

What is the difference between a licensed conveyancer and conveyancing solicitor in Barmouth

There are many registered licenced Conveyancers in Barmouth and Solicitor firms in Barmouth who provide Conveyancing services It is important to make clear that the two are regulated professionals specialising in the legal aspects of transferring property. Both can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

When it comes to lenders such as Coventry BS, do Barmouth property lawyers face a yearly amount to be on the conveyancing panel?

We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

We were going to get a AIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Barmouth solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Barmouth solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

Will commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Barmouth?

Its becoming the norm that commercial conveyancing solicitors in Barmouth will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Barmouth. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Barmouth.

For each commercial conveyancing transaction in Barmouth it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Barmouth commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Barmouth.

Is it best to use a Barmouth conveyancing lawyer based in the vicinity that I am hoping to buy? An old friend can handle the conveyancing however they are based 400miles away.

The primary upside of using a local Barmouth conveyancing practice is that you can drop in to sign documents, present your ID and pester them if necessary. Having local Barmouth know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were happy that should outweigh using an unfamiliar Barmouth conveyancing lawyer just because they are round the corner.