My mortgage broker requires my St Asaph law firm’s panel reference for the Nat West conveyancing panel. Can you suggest how I find this out. I have tried my local St Asaph branch but they have not got back to me yet.

You are best placed to get this information from your St Asaph solicitor . Most St Asaph conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

We're in St Asaph, First timers buying with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Me and my brother own a renovated Georgian house in St Asaph. Conveyancing solicitor represented me and Barclays Direct. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

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 St Asaph 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 buyers. You can also check the situation with the conveyancing solicitor who carried out the work.

Just had an offer accepted on a new build apartment in St Asaph. Conveyancing is necessary evil 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 conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in St Asaph

There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I'm remortgaging my current property to a BTL loan with Chelsea Building Society and I will use the ballance of the raised equity as a deposit on further property. The neighborhood we are talking about is St Asaph. Will your lawyers be able to act for both sets of banks and tie in the conveyances?

Make use of our comparison tool on this site to check that the conveyancers are approved by both banks. Having checked that they are your lawyer will be able to connect the two conveyancing matters but you should talk with you conveyancer and communicate your desired outcome and needs.