My wife and I are in the process of looking at flats in Menai Bridge and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Lloyds.

It would be advisable to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are getting a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.

I have today made my last payment due on my mortgage with RBS. I assume I don't need a Menai Bridge conveyancer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

At last I have had an offer on a flat in Menai Bridge agreed to, but there is a chain. The owners have offered on somewhere, but it’s not yet agreed to, and are looking at other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Menai Bridge. What should be my next step? At what point should I apply for the mortgage with Kent Reliance?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then valuation, Menai Bridge conveyancing search costs, etc). The first course of action is to ensure that your conveyancing practitioner is on the Kent Reliance approved list. As to the subsequent phase this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. In a buoyant market the majority of purchasers will apply for the mortgage with Kent Reliance and pay for the valuation and only if it comes back ok would they pay their property lawyer to press on with the conveyancing in Menai Bridge.

Have completed on a a semi-detached house in Menai Bridge , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Menai Bridge conveyancing solicitor works at snail pace, so I want to be certain the registration is dealt with.

As far as conveyancing in Menai Bridge registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and if the Land registry need to notify any interested parties. Currently roughly three quarters of such applications are completed in less than three weeks but occasionally there can be longer delays. Historically registration occurs after the buyer has moved in to the property so 'speed' is not typically top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer can 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 element on a property I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Menai Bridge is the location of the property. Can you shed any light on this issue?

Flying freeholds in Menai Bridge 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 Menai Bridge you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Menai Bridge 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 property.

What does commercial conveyancing in Menai Bridge cover?

Non domestic conveyancing in Menai Bridge covers a wide array of services, provided by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

I need to appoint a conveyancing solicitor for leasehold conveyancing in Menai Bridge. I have stumble across a site which seems to have the perfect solution If there is a chance to get all formalities completed via email that would be preferable. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?