I am in the process of selling my flat in Tywyn and the EA has just telephoned to say that the purchasers are switching conveyancer. The reason given is that the mortgage company will only work with solicitors on their approved list. On what basis would a leading mortgage company only deal with specific lawyers rather the firm that they want to choose to handle their conveyancing in Tywyn ?

Lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Banks justify this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.

I am hoping to move into my new home in Tywyn next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These obligations are not unique to conveyancing in Tywyn.

There is lots of here about conveyancing in Tywyn but what is your top tip for choosing the right conveyancer in Tywyn

Do not opt for the cheapest Tywyn conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am the only beneficiary of my late father’s will and I have everything in my name now, including the my former home in Tywyn. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the property in October. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Some mortgage companies would take a practical view as this clause principally exists to pick up on the purchase and immediately sell or the quick reselling of property.

After weeks of negotiation I have agreed a price on an apartment in Tywyn. My mortgage broker suggested a conveyancer. I paid an on account payment of £150. A few days later, the conveyancing practitioner called me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Tywyn is the location of the property. Can you shed any light on this issue?

Flying freeholds in Tywyn are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tywyn you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tywyn 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 premises.

I need to instruct a conveyancing solicitor for some conveyancing in Tywyn. I have land on a site which looks to be the ideal offering If there is a chance to get all the legals completed via web that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?