We are buying a 2 bedroom apartment in Dyserth with a mortgage. We would like to retain our Dyserth conveyancer, but the bank advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Dyserth property lawyer and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Dyserth conveyancing lawyer to apply to be on the conveyancing panel.

We are looking to buy a house and require a conveyancing solicitor in Dyserth who is on the Yorkshire BS approved panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Dyserth.

The deeds to my home can not be found. The solicitors who conducted the conveyancing in Dyserth 5 years ago have long since closed. What are my options?

Assuming the title is registered the details of your proprietorship will be recorded by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, identify your house and obtain up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Dyserth is the location of the property. Can you shed any light on this issue?

Flying freeholds in Dyserth are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dyserth you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dyserth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I've found a house that seems to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Dyserth. Conveyancing advisers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Dyserth ?

Most houses in Dyserth are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Dyserth so you should seriously consider looking for a Dyserth conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’spermission to conduct alterations. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer will report to you on the legal implications.

Dyserth Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing

Plenty Dyserth leasehold flats will have a service charge for maintenance of the building set on behalf of the landlord. Where you acquire the apartment you will have to meet this charge, normally periodically accross the year. This could vary from two or three hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a rentcharge for you to pay yearly, ordinarily this is not a exorbitant figure, say approximately £25-£75 but you should to check as occasionally it could be many hundreds of pounds. Are any of leasehold owners in arrears of their service charge liability?