Am I correct in assuming that the fact that my conveyancer in Holyhead is not listed on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?

That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Holyhead conveyancing practice and ask them why they are no longer on the approved list for your bank.

We are buying a flat and require a conveyancing solicitor in Holyhead who is on the Nationwide conveyancing panel. Could you point me in the right direction as regards a 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 Nationwide . We don't recommend any particular firms conducting conveyancing in Holyhead.

I'm the single beneficiary of my late mum's estate and I have everything in my name now, including the house in Holyhead. Conveyancing formalities meant that the Land Registry date was in July. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the house in July. Is the property unsalable for six months?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Some banks would take a practical view as this clause is chiefly there to capture the purchase and immediately sell or the quick reselling of property.

We had appointed conveyancing lawyers located in Holyhead on the Leeds Building Society solicitor approved list. They are now charging me a further fee for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?

As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can charge a fee for this. The fee is not set by Leeds Building Society but by your Holyhead lawyer. Some firms on the Leeds Building Society panel will charge ’dealing with mortgage’ fee and others do not.

How can we tell if a Holyhead conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Holyhead seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your conveyancing.

Due to the input of my in-laws I had a survey completed on a house in Holyhead prior to appointing conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks may not give a loan on such a property.

It varies from the lender to lender. HSBC has different instructions for example to Nationwide. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Holyhead. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Holyhead to see if the conveyancing costs will increase in light of this.

We expect to complete the disposal of our £200,000 maisonette in Holyhead next week. The management company has quoted £372 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Holyhead?

Holyhead conveyancing on leasehold apartments normally involves the buyer’s conveyancer sending questions for the landlord to address. Although the landlord is under no legal obligation to respond to such questions the majority will be content to assist. They are at liberty to invoice a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some situations it is in excess of £800. The management information fee levied by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration fees, without which the invoice is not strictly payable. In reality one has little choice but to pay whatever is demanded should you wish to complete the sale of your home.

Holyhead Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Does this lease have more than 82 years left? For most Holyhead leaseholds the cost for major works are not built into the service charges, albeit that there some managing agents in Holyhead require leaseholders to pay into a reserve fund and this is used to offset against major works. Who are the managing agents?