Finally, a mortgage agreement from NatWest for the remortgage of my 4 bedroom maisonette is to be issued imminently. Are you able to recommend a cheap conveyancing solicitor in Gwynedd?

This site is not designed to help those in pursuit of the lowest fares for conveyancing solicitors in Gwynedd. We can offer you value for money conveyancing but our intention is not to advertise as being the cheapest. Do not be fooled by brokers enticing you with low cost conveyancing in Gwynedd. At best, in choosing a lawyer for cheap conveyancing, you will end up with what you pay for and at worst you will end up with a hefty uplift in extras and still not get the service you were looking for.

The formalities of my remortgage has taken place for my property in Gwynedd. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Gwynedd bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Gwynedd conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend based on their published requirements. I simply don't know who is right.

The conveyancer has to comply with the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

After weeks of negotiation I have agreed a price on a house in Gwynedd. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £175. A few days later, the solicitor contacted me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm purchasing my first flat in Gwynedd with a loan from TSB. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not inform my solicitor about this side-deal as it would adversely affect my mortgage with TSB. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Gwynedd I like with open areas and transport links nearby, the downside is that it only has 61 years on the lease. There is not much else in Gwynedd for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a home loan the shortness of the lease will be an issue. Reduce the offer by the anticipated 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 may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

How much should conveyancing in Gwynedd cost?

Almost all Gwynedd conveyancing firms will charge a fixed fee. Where further work arise during the conveyancing your property lawyer must disclose to you in writing of any further fees for any work as soon as it becomes obvious. Some work on a no sale no cost principle, others will charge a fraction of the agreed fee, depending on the point at which the conveyancing does not proceed.

It may be helpful for you to seek various conveyancers to provide you an estimate.