I am buying a property and need a conveyancing solicitor in Llanbedrgoch who is on the Lloyds TSB Bank approved. 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 listed as being on the approved conveyancing panel for Lloyds TSB Bank in certain locations such as Llanbedrgoch. We dont recommend any particular firm.

We have a mortgage agreed in principle with Principality. Llanbedrgoch conveyancing practitioners have been instructed. How long does it take for Principality to forward the offer to the property lawyer?

Some lenders take longer than others. Have Principality conducted the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I recently had an offer agreed on an apartment in Llanbedrgoch. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. A couple of days later, the conveyancing practitioner contacted me to say that they were not on the RBS 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 RBS 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 am selling my flat. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being pedantic. The Llanbedrgoch solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am looking for a ground for flat up to £195,000 and identified one close by in Llanbedrgoch I like with open areas and transport links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Llanbedrgoch in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a home loan the remaining unexpired lease term will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may ask them to start the process of the extension 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 solicitor regarding this.

I am 14 days into a leasehold purchase having been directed to solicitors by the local agent to handle our conveyancing in Llanbedrgoch. We are not happy. Can you help me find new conveyancers?

They would need to be really poor to suggest diss instructing them. Has the loan offer been sent? In the event that it has you will need to make them aware of the new lawyer and have the offer are re-sent. Your new solicitor ideally should be on the mortgage company panel to avoid added costs and frustration. So that should be your first question of the new lawyers. Our find a solicitor tool can assist you in finding a bank approved lawyer for your conveyancing in Llanbedrgoch

Our financial adviser has suggested using their conveyancing practitioner for my conveyancing in Llanbedrgoch - won’t it be advisable to just use them?

You need to establish if the estate agent is recommending a lawyer or introducing to a lawyer. There are plenty of Llanbedrgoch estate agents who recommend two or three Llanbedrgoch conveyancing firms purely based on those lawyers offering a great service.