I am buying a property mortgage free in Trearddur Bay. I have been living for the previous twelve years in Trearddur Bay. Conveyancing searches are exorbitant. Given that I know the area and road intimately must I have all the conveyancing searches?
Provided that you do not need a home loan, then all but one or two of the Trearddur Bay conveyancing searches are at your discretion. Your solicitor will try and steer you, perhaps strongly, that you should have searches carried out, but he has a professional duty to do this. Do take into account; if you are going to dispose of the house in the future, it could be of relevance to your future buyer what the searches determine. There are plenty of instances where houses with no practical issues can still reveal negative search results. A competent conveyancing solicitor in Trearddur Bay should provide you some sensible guidance in this regard.
My Conveyancer in Trearddur Bay is not listed on the The Mortgage Works Approved Panel. Can I still use my family solicitor notwithstanding that they are not on the The Mortgage Works panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your preferred Trearddur Bay lawyers but The Mortgage Works will need to retain a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing fees and cause delays.
- Get an alternative lawyer to act in the purchase, remembering to check they are Convince your solicitor to use their best endeavours to join the The Mortgage Works conveyancing panel
Me and my partner are buying a flat in Trearddur Bay. It might be a silly question but how we can trust a solicitor? At some point we will need to put our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am selling my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Virgin Money are being a right pain. The Trearddur Bay solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I had an offer accepted on a property in Trearddur Bay on 17/9/2025, valuation was booked five days after, received a clean bill of health. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
I appreciate that there are debates on Chancel Insurance on online forums. Do I need this when buying a residence in Trearddur Bay? or I am told that there is historic law that could mean that homeowners living in a parish church boundary may be liable to pay for repairs to the chancel within the church. Is this appropriate for conveyancing in Trearddur Bay?
Unless a previous acquisition of the property took place after 12 October 2013 you may take it that conveyancing practitioners delivering conveyancing in Trearddur Bay to continue to advocate a chancel search and or chancel repair liability insurance.
My fiance and I may need to let out our Trearddur Bay garden flat temporarily due to taking a sabbatical. We used a Trearddur Bay conveyancing firm in 2001 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
Notwithstanding that your last Trearddur Bay conveyancing solicitor is not available you can check your lease to see if it allows you to sublet the property. The rule is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you need to obtain consent via your landlord or other appropriate person before subletting. The net result is you not allowed to sublet without first obtaining consent. The consent should not be unreasonably refused ore delayed. If your lease prohibits you from letting out the property you will need to ask your landlord for their consent.
I am the registered owner of a split level flat in Trearddur Bay, conveyancing was carried out April 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Trearddur Bay with a long lease are worth £211,000. The ground rent is £45 charged once a year. The lease ends on 21st October 2092
With 67 years unexpired we estimate the price of your lease extension to span between £10,500 and £12,000 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.