My fiance and I are hoping to buy a flat in Aberdaron and are in fact using a Aberdaron conveyancing practice. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Bank of Ireland have this morning contacted us to advise us that they have now hit a problem as our Aberdaron lawyer is not on their conveyancing panel. Is this a problem?

Where you are buying a property requiring a mortgage it is usual for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Aberdaron solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

I moved into my house on 6 June and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Aberdaron advises it would be registered in a couple of weeks. Are properties in Aberdaron uniquely lengthy to register?

As far as conveyancing in Aberdaron is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether it is in order and whether the Land registry have to notify any third parties. As of today roughly 80% of submission are fully addressed within 12 days but occasionally there can be extensive hold-ups. Registration occurs after the purchaser is living at the premises thus 'speed' is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Aberdaron is the location of the property. What do you suggest?

Flying freeholds in Aberdaron are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Aberdaron you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aberdaron may ascertain 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.

We're FTB’s - had an offer accepted, but the agent has warned us that the owners will only move forward if we appoint their recommended solicitors as they want an ‘expedited deal’. We would rather use a local conveyancer used to conveyancing in Aberdaron

We suspect that the seller is unaware of this requirement. Should the vendor require ‘a quick sale', turning down a serious buyer is counter productive. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to instruct your own,trusted Aberdaron conveyancing lawyers - not the ones that will give their negotiator at the agency a introducer fee or hit his conveyancing thresholds demanded by HQ.

Are there common problems that you encounter in leases for Aberdaron properties?

Leasehold conveyancing in Aberdaron is not unique. Most leases are unique and legal mistakes in the legal wording can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain elements of the premises Maintenance charge proportions which don’t add up to the correct percentage

You could encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Leeds Building Society, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to pull out.

Aberdaron Leasehold Conveyancing - Examples of Queries Prior to Purchasing

How many years remain on the lease? The best form of lease structure is if the freehold title is in the ownership of the leaseholders. In this situation the tenants have control and although a managing agent is often employed where the building is larger than a house conversion, the managing agent employed by the leaseholders.