Am I correct in assuming that the fact that my solicitor in Snowdonia is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of her work?

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Snowdonia conveyancing firm and enquire why they are no longer on the approved list for your bank.

My partner and I are close to exchanging contracts on the sale of our house in Snowdonia and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Snowdonia conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Snowdonia. Having lived in Snowdonia for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing solicitor already. What do they say? You need to 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 acquired my apartment on 1 June and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Snowdonia expressed confidence that it should be dealt with in less than a month. Are properties in Snowdonia uniquely lengthy to register?

As far as conveyancing in Snowdonia is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can differ depending on who lodges the application, whether it is in order and if the Land registry must send notices to any third parties. As of today in the region of 80% of submission are fully addressed within two weeks but occasionally there can be longer hold-ups. Registration occurs once the buyer has moved in to the property therefore an expedited registration is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.

About to purchase a new build apartment in Snowdonia. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Snowdonia

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared.

How do I search for a Snowdonia conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 20miles to meet the solicitor.

You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Snowdonia and you will see a number of lawyer located nearest Snowdonia. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.