We are planning to acquire a property and require a conveyancing solicitor in Criccieth who is on the Santander conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Criccieth.

What happens if my solicitor is removed from the Barclays Conveyancing panel ahead of completing my conveyancing in Criccieth?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Have completed on a a semi-detached house in Criccieth , how long should it take for the Land Registry to register my title? My Criccieth conveyancing solicitor works at snail pace, so I want to check the registration formalities are dealt with.

As far as conveyancing in Criccieth is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary depending on the party submitting the application, whether there are errors and if the Land registry communicate with any interested parties. At present approximately 80% of submission are fully addressed within two weeks but some can be subject to extensive delays. Registration occurs once the purchaser has moved in to the premises therefore an expedited registration is not always primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Criccieth is where the house is located. What do you suggest?

Flying freeholds in Criccieth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Criccieth you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Criccieth may determine 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 property.

I have just appointed agents to market my garden apartment in Criccieth. Conveyancing is yet to be initiated, but I have just had a quarterly service charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as usual given that all ground rent and service charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Leasehold Conveyancing in Criccieth - A selection of Queries before buying

It is important to be aware whether a new roof is being installed or some other major work is due shortly that will be shared between the leasehold owners and will materially impact the level of the maintenance charges or necessitate a one off payment. Who are the managing agents?