My wife and I are about to complete on the purchase of a property in Menai Bridge but as a result of damage from the recent storms I have was able negotiate recompense from the current proprietors of £3k in the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement however Santander are not allowing this. Should they have been informed?

The property lawyer being on a Santander approved list is duty bound to disclose to Santander of any variations to the sale price. If you were to refuse your property lawyer to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new lawyer for your conveyancing in Menai Bridge.

I happen to be the sole recipient of my late grandmother’s will and I have everything in my name now, including the my former home in Menai Bridge. The Menai Bridge property was put into my name in April. I now wish to sell up. I do know about the CML six month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the house in April. Is the property unsalable for six months?

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." Technically you might be affected by that. How sensible a view banks take of it, depend on the mortgage company as this requirement primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of property.

We had chosen conveyancers located in Menai Bridge on the Skipton solicitor approved list. They are now charging me a further amount for handling the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer is entitled to levy a fee for this. The fee is not set by Skipton but by your Menai Bridge lawyer. Numerous firms on the Skipton panel will charge ’dealing with mortgage’ fee and others do not.

Completion of my remortgage has taken place for my property in Menai Bridge. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

My wife and I are planning on selling our home in Menai Bridge and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Menai Bridge lawyer would know that there is no such problem. It does beg the question why the purchasers are using an internet conveyancing firm rather than a conveyancing solicitor in Menai Bridge. We have lived in Menai Bridge for many years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to 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 health insurance to cover that same sickness)

I purchased a terraced Victorian house in Menai Bridge. Conveyancing practitioner represented me and Yorkshire Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Menai Bridge and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing practitioner who conducted the conveyancing.

I'm purchasing my first flat in Menai Bridge with a loan from Nottingham Building Society. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not inform my conveyancer about this deal as it would affect my loan with Nottingham Building Society. 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.