My wife and I are buying a 2 bedroom apartment in Betws Y Coed with a mortgage. We would like to retain our Betws Y Coed conveyancer, however the lender advise he's not on their "panel". It appears that we have little option but to select one of the bank panel conveyancing practices or retain our Betws Y Coed conveyancing practitioner as well as pay for one of their panel firms to represent them. This feels very unfair; can we not require that the lender use our Betws Y Coed conveyancing practitioner ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Betws Y Coed conveyancing lawyer to apply to be on the conveyancing panel.

We're in Betws Y Coed, First time buyers purchasing with a mortgage (lender is Santander , and our lawyer is on the Santander conveyancing panel). How long should the conveyancing process take?

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

I'm purchasing a new build house in Betws Y Coed with the aid of help to buy. The developers refused to budge the amount so I negotiated £7000 of extras instead. The estate agent advised me not to tell my conveyancer about the extras as it may impact my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

In what way can the Landlord & Tenant Act 1954 affect my business offices in Betws Y Coed and how can you help?

The 1954 Act provides security of tenure to business lessees, granting the right to apply to court for a new tenancy and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in Betws Y Coed

I pay a service charge for my property in Betws Y Coed. As a result of personal circumstances I slipped behind with payments. I negotiated a clearance schedule but there is still two outstanding as of today.

I now wish to sell and I am concerned this will hold me back if I have to settle the arrears in advance. Do I have to settle before - is this possible?

Do clarify with the conveyancer handling your Betws Y Coed conveyancing but one option might be to agree for the debt to be attributed to the buyers. The sale price payable would be adjusted to reflect the amount of debt they assume. They would then pay the fees once they are the owners.