I am purchasing a house for cash in Holyhead. I have lived for the previous 15 years in Holyhead. Conveyancing searches are expensive. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then the vast majority of the Holyhead conveyancing searches are at your discretion. Your solicitor will try and sway you, perhaps strongly, that you should have searches completed, but he has a professional duty to take that path of guidance. Do consider; if you are intend to sell the house one day, it will be of relevance to your prospective buyer what the searches reveal. There are plenty of instances where properties with day to day issues can still throw up unfavourable search results. A competent conveyancing solicitor in Holyhead will be able to give you some practical advice in this regard.

Does a directory service exist listing HSBC panel solicitors in Holyhead on the Building Society Association’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings available online. If you are looking for a Holyhead property lawyer on the HSBC please make the most of our tool.

I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Holyhead property lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Holyhead building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Holyhead conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their published requirements. I simply don't know who is right.

Your conveyancing practitioner has to comply with the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Have completed on a a terraced house in Holyhead , What is the estimated time for the Land Registry to record the transfer to my name? My Holyhead conveyancing solicitor works at snail pace, so I want to be sure the registration is concluded.

As far as conveyancing in Holyhead registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. Currently in the region of three quarters of submission are completed within two weeks but some can be subject to extensive hold-ups. Historically registration takes place after the new owner has moved in to the premises so 'speed' is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Holyhead is the location of the property. Is there any advice you can give?

Flying freeholds in Holyhead are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Holyhead 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 Holyhead may determine 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.

Is there a difference between surveying and conveyancing in Holyhead?

Conveyancing - in Holyhead or elsewhere - is the legal term given to transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are buying and will help you discover the condition of the building and, if there are problems, give you leverage for negotiating the purchase price down or asking the vendor to remedy the problems prior to you move in.