I require conveyancing for a flat in a fairly new development (five years built) in Llandudno Junction. 95% of the properties are already sold. Do I need carry out the neighbourhood searches for my conveyancing in Llandudno Junction?

If you are purchasing a property with the assistance of a loan, your mortgage company will insist on some (many) of the searches so you'll have no choice. If not, then Llandudno Junction conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to instruct a new lawyer for your conveyancing in Llandudno Junction.

We note that you have a post code search directory identifying solicitors on the Co-operative conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Llandudno Junction?

We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llandudno Junction.

We had instructed solicitors with offices in Llandudno Junction on the Virgin Money solicitor approved list. They are now charging me a further charge for the legal aspects of the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer can levy a fee for this. The fee is not dictated by Virgin Money but by your Llandudno Junction lawyer. Some firms on the Virgin Money panel will levy an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.

I can not fathom if my mortgage offer requires a lease extension. I have called my Llandudno Junction bank branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Llandudno Junction conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

The solicitor must comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

My offer was accepted on a property in Llandudno Junction on 7/10/2024, valuation was booked 4 days later, received a clean bill of health. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am buying a new build house in Llandudno Junction with the aid of help to buy. The builders refused to reduce the amount so I negotiated 6k of additionals instead. The sale representative told me not to tell my solicitor about the side-deal as it will affect my mortgage with Clydesdale. 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.

Is it best to instruct a Llandudno Junction conveyancing practitioner who is local to the property I am buying? An old friend can carry out the legal formalities however her office is 200miles away.

The primary upside of using a local Llandudno Junction conveyancing firm is that you can pop in to sign paperwork, deliver your ID and apply pressure on them where appropriate. They will also have local intelligence which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were happy that should surpass using an unknown Llandudno Junction conveyancing solicitor solely due to them being local.