Have just purchased a repossessed house at auction in Holyhead. Conveyancing is needed. What is next?

Now that you have exchanged you will need to appoint a conveyancing lawyer soon as you now have a fast approaching a fixed date to complete the purchase. Every auction property will have a bespoke legal set of papers. This should include most,if not all of the documents that your lawyer will need. If you have purchased leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should pass this on to the solicitor working for you as soon as possible. Do make sure that you have funds in place to complete on the on the contractual date .

I am the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Holyhead. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the house in March. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. many banks would take a sensible view as this provision principally exists to pick up on the purchase and immediately sell or the flipping of property.

I recently had an offer agreed on an apartment in Holyhead. My financial adviser recommended their conveyancers. I paid an advanced payment of £200. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Should commercial conveyancing searches reveal planned roadworks that could affect a commercial property in Holyhead?

Many commercial conveyancing solicitors in Holyhead will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Holyhead. The search result 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 Holyhead.

For every commercial conveyancing transaction in Holyhead 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 Holyhead commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Holyhead.

2 months have elapsed since my purchase conveyancing in Holyhead concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Holyhead differ for new build properties?

Most buyers of new build premises in Holyhead come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Holyhead tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Holyhead or who has acted in the same development.

I decided to have a survey done on a house in Holyhead before instructing lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some lenders will refuse to grant a mortgage on this type of home.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Holyhead. Conveyancing will be smoother if you use a solicitor in Holyhead especially if they are accustomed to such properties in Holyhead.