My husband and I are purchasing a brand new flat in Betws Y Coed and my lawyer is advising me that she has to the mortgage company to reveal incentives from the seller. I am nearing the developer’s deadline to sign contracts and I have no desire to delay the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

In researching online forums for an online lawyer in Betws Y Coed, many comment that I should instruct a CQS kitemarked solicitor. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing procedures through the scheme protocol the standard includes numerous organisations who handle conveyancing in Betws Y Coed.

I used Action Conveyancing several years past for my conveyancing in Betws Y Coed. I now require my papers but the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Betws Y Coed of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying my first flat in Betws Y Coed with a mortgage from Britannia. The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my solicitor about the extras as it would impact my loan with the lender. 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.

Are all Betws Y Coed legal practices on every lender conveyancing panel?

You can use our search tool or you can pop into your local bank branch in Betws Y Coed. the probability is that they will know some good conveyancing solicitors in Betws Y Coed