I'm the only recipient of my late father’s will with all property in now in my sole name, including the house in Benllech. Conveyancing formalities meant that the Land Registry date was in September. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the house in September. Do I have to wait 6 months to sell?

The CML 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 may be impacted by that. Some banks would take a pragmatic view as this provision is principally there to capture subsales or the wholesaling and assigning of properties.

Last month we had a mortgage agreed in principle with Santander. Benllech conveyancing solicitors were appointed. What is the average time that one could expect to receive a mortgage offer from Santander?

There is no definitive answer here. Have Santander completed the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am currently in the process of buying my council flat in Benllech. I have a mortgage offer with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

I am buying a new build house in Benllech with the aid of help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not to tell my conveyancer about this deal as it would impact my loan with Accord Mortgages Ltd. Should I keep quiet?.

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.

How can the Landlord & Tenant Act 1954 affect my commercial premises in Benllech and how can you help?

The particular law that you refer to gives protection to business lessees, granting the right to make a request to court for a new lease and remain in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Benllech

I am on look out for some leasehold conveyancing in Benllech. Before I get started I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and 99.9% are in Benllech - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Benllech Leasehold Conveyancing - Examples of Queries Prior to Purchasing

This information is helpful as a) areas can cause problems for the building as the common areas may begin to deteriorate where repairs remain unpaid b) if the tenants have a dispute with the managing agents you will wish to have all the details The prefered form of lease structure is a share of the freehold. In this scenario the leaseholders benefit from being in charge if their destiny and although a managing agent is usually retained if the building is larger than a house conversion, the managing agent retained by the leaseholders. Who are the managing agents?

I am hoping to purchase a repression flat in Benllech and the mortgagee in possession would like to complete within a month. Can a property lawyer meet that timeframe? Would it be better to instruct a high street Benllech firm or an online conveyancer that advertises to complete quickly?

Visit your Benllech high street. Pop in to 3 companies and ask to see a conveyancing solicitor for a quote. Explain your requirements and seek a commitment on deadlines. Appoint the firm that seems most efficient. You need to choose a solicitor on the list of property lawyers acceptable to your lender.