My brother-in-law has suggested I instruct a conveyancing solicitor in Llanbedrgoch. I I would like to check if they are on the The Royal Bank of Scotland approved list of lawyers. Could you advise?

You should phone the conveyancer and enquire whether they can act for the lender. Alternatively please call The Royal Bank of Scotland who may be able to help.

I am the single recipient of my late mum's will and I have everything in my name now, including the my former home in Llanbedrgoch. The Llanbedrgoch property was put into my name in November. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the property in November. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Some mortgage companies would take a pragmatic view as this clause chiefly exists to identify subsales or the flipping of properties.

Are all Llanbedrgoch Conveyancing Quality Solicitors on the Yorkshire BS conveyancing list of approved practices?

Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

RBS have agreed my home loan in principle, my bid on a flat in Llanbedrgoch has been accepted, what happens next?

The estate agent will need to be informed of your conveyancing practitioner's details (ensure that the conveyancing practitioners are on the lender’s panel). Telephone RBS or your financial adviser and finalise any relevant forms. RBS will instruct a valuer who will get in touch with the estate agent or vendor to book a slot for the valuation to happen. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. RBS will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llanbedrgoch.

We are close to exchanging contracts on the sale of our house in Llanbedrgoch and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Llanbedrgoch. We have lived in Llanbedrgoch for six years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification need.

It would appear that you have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I am purchasing a new build house in Llanbedrgoch with a mortgage from Skipton Building Society. The developers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not reveal to my conveyancer about this extras as it will jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

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.

I am downsizing from my property. My previous conveyancers has retired. I am in need of a recommendation of a conveyancing firm. I happen to live in Llanbedrgoch if that affects matters.

You should use our search tool to help you find a solicitor for your conveyancing in Llanbedrgoch. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.