My fiancee and I are buying our first house. The has texted usto see if we want to take out supplemental conveyancing searches. We are really unsure what's recommended for conveyancing in Caernarfon

The type of Caernarfon conveyancing searches should be triggered based entirely on the property, the location, the possibility of any of these risks, your knowledge of the region and risks, your overall approach to risk. What is important is that you adequately comprehend what information the searches could supply. Then you can decide if you consider that you need that information. Where you are unclear, ask your to explain.

We are selling our house in Caernarfon and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the purchasers used a factory type conveyancing outfit rather than a conveyancing solicitor in Caernarfon. We have lived in Caernarfon for 5 years we know of no issue. Should we get in touch with our local Authority to get clarification that the buyers are looking for.

It would appear that you have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I'm buying a new build house in Caernarfon with the aid of help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not reveal to my conveyancer about the side-deal as it will affect my loan with the bank. Should I keep quiet?.

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.

Given that I am about to spend £400,000 on a garden flat in Caernarfon I would like to have a conversation with the conveyancer regarding thehouse move prior to giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your conveyancing in Caernarfon.There is no ‘factory style conveyancing’ - every client is unique person, not a file number. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Caernarfon should be the amount on the final invoice that you end up paying.

We have chosen a Caernarfon conveyancing solicitor for our house purchase (FTB’s) and have spotted in the terms and conditions that they are not overseen by the Financial Conduct Authority. Should I be concerned or is that usually the case with ?

We can't see why they should be. Most don't lend money. You should check that they are governed by the SRA, who set stringent rules regulating monies sitting by them.