Me and my partner are purchasing a 2 bedroom flat in Caernarfon with a mortgage. We have a Caernarfon conveyancer, but the lender says he's not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Caernarfon conveyancing practitioner and pay for one of their panel lawyers to act for them. We consider that this is unjust; are we not able to require that the bank use our Caernarfon property lawyer ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Caernarfon conveyancing solicitor to apply to be on the conveyancing panel.

Just had an offer accepted on a new build apartment in Caernarfon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Caernarfon

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan.

I decided to have a survey completed on a property in Caernarfon ahead of instructing lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies may refuse to issue a mortgage on this type of home.

It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Caernarfon. Conveyancing will be smoother if you use a solicitor in Caernarfon especially if they are acquainted with such properties in Caernarfon.

I need to find a conveyancing solicitor for freehold conveyancing in Caernarfon. I have discover a site which seems to have the ideal solution If it is possible to get all formalities done via email that would be preferable. Should I be concerned? 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?

Why do I have to supply my property lawyer with numerous items of identification ahead of starting selling or purchasing a property in Caernarfon?

Caernarfon conveyancers are required by the Law Society, Solicitors Regulation Authority, HM Land Registry and current Money Laundering Regulations to certify that the have checked the identity of their clients. It is also sometimes a condition of your bank where you are taking a mortgage. In addition they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, NI number and DOB.