My IFA says he needs my Penrhyn Bay lawyer’ panel reference for the Nationwide conveyancing panel. How do I obtain this. I have contacted my local Penrhyn Bay office but they don't know it.

Have you tried calling your Penrhyn Bay property lawyer about this?. They retain a central record lender panel numbers.

In the event thatI were to purchase a simple residential housein Penrhyn Bay mortgage fee and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Penrhyn Bay?

Any savings you would gain will be limited to the Penrhyn Bay conveyancing searches. A conveyancer is obliged to do the vast majority of work - money laundering, correspond with the sellers conveyancer, stamp duty return, register the ownership etc. You might save a bit for them not needing to register a mortgage however it will not be meaningful.

I have a 4 bedroom Edwardian property in Penrhyn Bay. Conveyancing lawyer acted for me and Chelsea Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??

You need to read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Penrhyn Bay and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing solicitor who conducted the work.

How do I use your search app to choose a conveyancing lawyer in Penrhyn Bay on the panel for my mortgage?

Step one is to select a bank such as National Westminster Bank, Skipton Building Society or Bank of Ireland then type in your preferred area e.g. Penrhyn Bay. Conveyancing practices in Penrhyn Bay and beyond will then be listed.

My husband and I are novice buyers - agreed a price, yet the estate agent informed us that the vendor will only issue a contract if we instruct their preferred conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor who is familiar with conveyancing in Penrhyn Bay

We suspect that the owner is unaware of this ultimatum. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Speak to the vendors direct and explain that (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Penrhyn Bay conveyancing firm - not the ones that will give their negotiator at the agency a introducer fee or achieve conveyancing figures demanded by senior management.