My wife and I have recently appointed a conveyancing solicitor in Holyhead. I need to find out whether they are accepted on the Accord Mortgages Ltd conveyancing panel. Could you help?

You should call your conveyancer and enquire if they are on the lender panel. Otherwise you can call Accord Mortgages Ltd who may be able to assist.

Is it the case that all Holyhead CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved practices?

It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I am buying a property in Holyhead. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?

As you are obtaining a mortgage with RBS your lawyer must follow the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for RBS. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to RBS where a lease does not meet these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Holyhead.

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

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I have been on the look out for a ground for flat up to £195,000 and identified one close by in Holyhead I like with a park and station in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Holyhead suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

In searching the world wide web for the words cheap conveyancing in Holyhead it shows results of numerous solicitorslocally. With so much choice what is the best way to find the right property lawyer for purchase transaction?

The preferential method of choosing the right conveyancer is via personal recommendation, so ask colleagues and family who have acquired a property in Holyhead or a reputable estate agent or financial adviser. Charges for conveyancing in Holyhead differ, so it's a good idea to obtain at least four costs illustrations from different companies. Dont forget to clarify what costs in the quote includes.

I previously advised by my lender that their panel solicitors operate no move no fee basis for conveyancing in Holyhead. My purchase did not proceed and now the solicitors want search fees! They say the fees are nothing to do with their fees!

in offering "no move no fee" Holyhead conveyancing practices are foregoing their fees for any work conducted. We must stress this is NOT an insurance scheme. you will still be expected to cover any costs that your conveyancing practitioner has incurred for you for example Holyhead local authority checks