My bid for a property was accepted at auction in Llanberis. Conveyancing is needed. What happens now?

Having for in every practical sense signed on the dotted line you should hire the services of a conveyancing lawyer as a matter of urgency as you are faced with a tight a drop dead date to complete the transaction. All auction property will have an associated legal pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You should pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds organised to complete on the on the contractual date .

Is it the case that all Llanberis solicitor firms on the RBS conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the RBS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel in which case such practice would be overseen by the CLC.

We had selected solicitors locally in Llanberis on the Bank of Ireland solicitor approved list. They have just invoiced me a supplemental sum for handling the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer may charge a fee for this. This fee is not dictated by Bank of Ireland but by your Llanberis conveyancing practitioner. Some firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.

What does a local search inform me concerning the house we're buying in Llanberis?

Llanberis conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example Onsearch The local search is essential in every Llanberis conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

I own a semi-detached Victorian house in Llanberis. Conveyancing lawyer represented me and Platform Home Loans Ltd. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanberis and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing practitioner who carried out the work.

I'm purchasing a new build house in Llanberis with a mortgage from Alliance & Leicester . The developers refused to move on the price so I negotiated £7000 of additionals instead. The sale representative told me not to tell my solicitor about the extras as it could adversely affect my loan with the lender. 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.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Llanberis is the location of the property. What do you suggest?

Flying freeholds in Llanberis are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanberis you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanberis may ascertain 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.