My wife and I are due to exchange on the purchase of a house in Aberdaron but as a result of wreckage from a small fire at the property I have was able negotiate compensation from the owner in the sum of £3k taking the form of a reduction in the price. This was going to be addressed as part of the conveyancing process yet HSBC will not permit this. Why were they approached?

Your property lawyer that is on the HSBC conveyancing panel is duty bound to inform HSBC of any variations to the sale price. If you were to refuse your property lawyer to disclose the price change to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new solicitor for your conveyancing in Aberdaron.

We're in Aberdaron, FTBs buying with a mortgage (lender is Principality , and our solicitor is on the Principality conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer 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.

Will commercial conveyancing searches reveal impending roadworks that could affect a commercial land in Aberdaron?

Its becoming the norm that commercial conveyancing solicitors in Aberdaron will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Aberdaron. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Aberdaron.

For each commercial conveyancing transaction in Aberdaron it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Aberdaron commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Aberdaron.

I have been on the look out for a ground for flat up to £245,000 and found one round the corner in Aberdaron I like with a park and station nearby, the downside is that it only has 61 years unexpired on the lease. There is not much else in Aberdaron suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a home loan the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

What tools are available to identify a Aberdaron solicitor on the National Westminster Bank conveyancing panel? I have a car and am happy to travel upto 20miles to meet the conveyancer.

You can use the facility on this website. Please pick a mortgage company and your location and you will see a number of Aberdaron conveyancing lawyers locally. We have listed some Aberdaron conveyancing firms at the bottom of this page and you can telephone them to see whether they are on the National Westminster Bank member panel