I have given 8 weeks notice to my existing landlord and have to leave my let out flat in Bodelwyddan by 12/3/2025. Conveyancing for my house purchase is progressing. How realistic is it to complete in three weeks as don't want to have to find temporary accommodation?

The normal practice is not to provide notice for your tenancy unless exchange of contracts has taken place. Assuming that you have not already done so, notify to your conveyancer and urge them to they apply pressure on the owners lawyers, try to a target completion date that all parties will look to achieve

What does my ID and proof of funds have anything to do with my conveyancing in Bodelwyddan? What am I being asked for?

Bodelwyddan conveyancing solicitors as well as nationwide property practitioners accross the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the identity of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to provide two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and evidence of address (typically a Utility Bill less than 3 months old).

Proof of source of monies is also required in compliance with the money laundering regulations as lawyers are required to check that the money you are using to buy a property (be it the exchange deposit or the full purchase price if you are a cash purchaser) has come from an acceptable source (such as employment savings) as opposed to the proceeds of criminal behaviour.

I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Bodelwyddan solicitor on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Clydesdale has sent the Land Registry the discharge electronically, and
3. Clydesdale has instructed the Land Registry to do so

Planning on purchasing a house in Bodelwyddan. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bodelwyddan property lawyer is on the Skipton conveyancing panel.

After shopping around on the internet I have found a Bodelwyddan solicitor having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Bodelwyddan surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

How does conveyancing in Bodelwyddan differ for newly converted properties?

Most buyers of new build or newly converted property in Bodelwyddan approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Bodelwyddan usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bodelwyddan or who has acted in the same development.

I have been on the look out for a flat up to £245,000 and identified one close by in Bodelwyddan I like with a park and transport links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Bodelwyddan for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.