My wife and I are buying a 3 bedroom apartment in Felinheli with a mortgage. We would like to retain our Felinheli conveyancer, however the bank advise he's not on their "panel". It seems we have no option but to select one of the lender panel firms or retain our Felinheli conveyancer and pay for one of their panel lawyers to act for them. This seems very unfair; can we not demand that the lender use our Felinheli solicitor ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Felinheli conveyancing solicitor to apply to be on the conveyancing panel.

What is your number one tip for choosing a conveyancing solicitor in Felinheli

Do not opt for the cheapest Felinheli conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

Have just purchased a probate house at auction in Felinheli. Conveyancing is necessary. What happens now?

Given that you have now legally committed yourself to purchase you now have to retain a conveyancing solicitor quickly as you now have a tight deadline in which to complete the transaction. All auction property will have a corresponding auction pack. This should include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding in order to complete on the date specified in the contract.

Can you help - my lawyer advises that restrictive coveneant insurance is needed on my purchase. What is the level of cover for Felinheli conveyancing?

The right level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such policies.

Are there restrictive covenants that are commonly picked up during conveyancing in Felinheli?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Felinheli. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am buying a new build flat in Felinheli. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Felinheli

There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I have been on the look out for a leasehold apartment up to £245,000 and found one near me in Felinheli I like with a park and railway links nearby, however it's only got 61 years on the lease. I can't really find anything else in Felinheli in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a mortgage the shortness of the lease will be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.