Me and my partner are purchasing our first house. Our conveyancing practitioner has calledto see if we would like to purchase additional conveyancing searches. We are really unsure what's necessary for conveyancing in Menai Bridge

The range of Menai Bridge conveyancing searches should be dictated primarily on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall approach to risk. What matters is that you properly comprehend what information each search could give you. You may then make a decision if you personally think you need that search. Where you are unsure, ask the property lawyer to guide you.

Is there a reason why leasehold purchase conveyancing in Menai Bridge is more expensive?

In summary, leasehold conveyancing in Menai Bridge and Isle Of Anglesey usually requires additional work compared to freehold transactions. This includes lease investigation, liaising with the landlord concerning serving required notices, securing current service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.

I am the only recipient of my late grandmother’s will and I have everything in my name alone, including the house in Menai Bridge. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in March. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How sensible a view banks take of it, depend on the lender as this provision primarily exists to pick up on subsales or the flipping of property.

We had chosen conveyancers based in Menai Bridge on the Yorkshire BS solicitor panel. They are now charging me a further charge for handling the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?

Provided it is contained in their Terms and Conditions or Quote then yes your solicitor can charge a fee for this. This fee is not dictated by Yorkshire BS but by your Menai Bridge conveyancer. Some firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee but some practices include it on their overall fee.

The formalities of my remortgage has taken place for my property in Menai Bridge. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

three months have elapsed following my purchase conveyancing in Menai Bridge took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. 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 asset 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.

My business partner and I are wishing to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering competitive fees for commercial conveyancing in Menai Bridge for under 1500k?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Menai Bridge, including the sale and acquisition of businesses as well as simply premises. Whether you are intending to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. Regarding the fees these will vary based on the structure and complexity of the deal. Please provide us with your contact information or call so as to enable us to supply you with a detailed commercial conveyancing quote.