Is it the case that all Benllech solicitor practices on the Principality conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Principality approved list of solicitors they would need to be governed by the SRA. Many mortgage companies do list licenced conveyancers on their panel and in that case the organisation would be governed by the CLC.

I am currently in the process of buying my council flat in Benllech. I have a mortgage offer with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Principality, you will need to appoint a solicitor on the Principality conveyancing panel.

I have a mortgage with HSBC for my property in Benllech. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?

You must advise HSBC before renting your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel solicitor.

It has been 4 months following my purchase conveyancing in Benllech completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. 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 property 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.

I opted to have a survey completed on a house in Benllech in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some banks will refuse to grant a loan on a flying freehold house.

It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Benllech. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Benllech to see if the conveyancing costs will increase in light of this.

I am downsizing from my home. My former lawyers has retired. I am in need of a recommendation of a conveyancing firm. Im based in Benllech if that affects matters.

Do use our search tool to help you find a solicitor for your conveyancing in Benllech. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

I have been recommended a conveyancing solicitor in Benllech. I need to find out if they are listed on the bank's conveyancing panel. Can you help?

You should phone the conveyancer to enquire if they are on the bank's approved list. If that does not help call us and we can make some checks for you. If they are not on the bank panel we can certainly arrange a reputable conveyancing solicitor in Benllech on the panel for your lender.