We are purchasing a 3 bedroom flat in Pentraeth with a mortgage. We have a Pentraeth conveyancer, but the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Pentraeth property lawyer as well as pay for one of their panel lawyers to represent them. We consider that this is unjust; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Pentraeth conveyancing solicitor to apply to be on the conveyancing panel.

I am purchasing a new build house in Pentraeth with the aid of help to buy. The developers refused to reduce the amount so I negotiated 6k of additionals instead. The house builders rep told me not disclose to my conveyancer about this deal as it may put at risk my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Pentraeth is the location of the property. Can you shed any light on this issue?

Flying freeholds in Pentraeth 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 Pentraeth you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pentraeth may decide 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.

I'm converting the mortgage on my current house to a BTL mortgage with Skipton Building Society and I will use the rest of the raised equity as a down payment on further house. The neighborhood we are interested in is Pentraeth. Will your conveyancers be able to act for both sets of banks and tie in the two deals?

Make use of our search tool on this page to ensure that the conveyancers are approved by both lenders. Having checked that they are the solicitor should be able to tie up the two deals but you should have a chat with you conveyancer and specify your expectations and requirements.

I am 18 days into a leasehold purchase having been directed to solicitors by the high street agent to execute conveyancing in Pentraeth. We are not happy. Can you you assist me in finding new solicitors?

A lawyer would need to be very bad to suggest replacing them. Has the mortgage been sent? In the event that it has you will need to make them aware of the new contact details and get the loan are issued to the new lawyers. The solicitor ideally needs to be on the mortgage company panel to avoid escalating expenses and delays. So that should be your first question of the new conveyancers. Our search tool should assist you in finding a bank approved lawyer for your home move in Pentraeth