My partner and I swapping mortgage lender for our penthouse in Glan Conwy with Co-operative. We have a son 18 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the Co-operative conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Co-operative. This is solely used to protect Co-operative if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Co-operative had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I just bought a house at auction in Glan Conwy. Conveyancing is required. What is next?

Now that you have exchanged you will need to find a conveyancing solicitor as a matter of priority as you are faced with a fast approaching a drop dead date to complete the conveyancing. An auction property will have a bespoke auction pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You must give this to the conveyancer working for you ASAP. You also need to ensure that you have funds in order to complete on the date specified in the contract.

Is there a list of TSB panel solicitors in Glan Conwy on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of banks make their panel listings viewable over the internet. Where you are in need of a Glan Conwy conveyancer on the TSB please make the most of our tool.

Completion of my purchase has taken place for my property in Glan Conwy. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I'm buying my first flat in Glan Conwy with a mortgage from Bank of Ireland. The sellers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my solicitor about this extras as it may affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Do you have any advice for leasehold conveyancing in Glan Conwy with the intention of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Glan Conwy can be bypassed where you appoint lawyers the minute you market your property and ask them to put together the leasehold information needed by the buyers’ solicitors.
You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to where the lease term is below 75 years. In the circumstances it is essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you have had any disputes with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be warry about purchasing a property where a dispute is ongoing. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic as opposed to unresolved. If you hold a share in a the Management Company, you should ensure that you are holding the original share document. Obtaining a new share certificate can be a lengthy process and delays many a Glan Conwy conveyancing deal. If a duplicate share is necessary, do contact the company officers or managing agents (if relevant) for this sooner rather than later. If you have carried out any alterations to the property would they have required Landlord’s consent? In particular have you laid down wooden flooring? Glan Conwy leases often stipulate that internal structural alterations or installing wooden flooring require a licence issued by the Landlord approving such alterations. Should you dont have the consents in place you should not contact the landlord without checking with your solicitor in the first instance.

Glan Conwy Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing

What is the yearly maintenance fee and ground rent? In the main the cost for major works are not included within service charges, albeit that a few managing agents in Glan Conwy require tenants to contribute towards a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance. The majority of Glan Conwy leasehold flats will incur a service charge for the upkeep of the building set by the freeholder. Should you buy the property you will have to meet this contribution, normally in instalments during the year. This may vary from a couple of hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a ground rent to be met annual, this is usually not a significant amount, say about £25-£75 but you should to check as sometimes it could be many hundreds of pounds.

I am looking to buy a repossessed flat in Glan Conwy and the vendor would like to complete within 28 days. Do lawyers meet that timeframe? Would it be better to select a high street Glan Conwy firm or an online firm that professes to offer speedy conveyancing?

Visit your Glan Conwy shopping parade. Pop in to 3 companies and request to talk to a conveyancing solicitor for a quote. Explain your situation and get assurances on deadlines. Appoint the one that appears most genuine. Be sure to choose a conveyancer on the list of property lawyers acceptable to your mortgage company.