IfI was to acquire a freehold housein Trearddur Bay for cash and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Trearddur Bay?

The only saving you would achieve is the Trearddur Bay conveyancing searches. The conveyancer is obliged to do the vast majority of work - money laundering, correspond with the vendors property lawyer, stamp duty return, register the property etc. A marginal saving might be made by not needing to register a mortgage however it won't be significant.

It is 10 years ago since I purchased my house in Trearddur Bay. Conveyancing lawyers have now been instructed on the sale but I am unable to locate my title deeds. Will this jeopardise the sale?

Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the mortgage company or they could stored with the lawyers who oversaw your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Trearddur Bay involves registered property but in the unlikely event that your home is unregistered it is more problematic but is not insurmountable.

I understand that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when acquiring a property in Trearddur Bay? or I am told that there is historic law that means some homeowners residing in a parish church boundary will be compelled to pay for repairs to the chancel in proximity to the church. Is this applicable for conveyancing in Trearddur Bay?

Unless a prior purchase of the premises completed after 12 October 2013 you may take it that lawyers conducting conveyancing in Trearddur Bay to remain encouraging a chancel search and or insurance against a claim.

My husband and I are new to the buying process - agreed a price, yet the selling agent informed us that the vendor will only issue a contract if we appoint the agent's chosen conveyancers as they need an ‘expedited deal’. We would rather use a local solicitor who is accustomed to conveyancing in Trearddur Bay

It is unlikely the vendors are behind this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you intend to use your own,trusted Trearddur Bay conveyancing lawyers - not the ones that will earn the negotiator at the agency a referral fee or achieve conveyancing thresholds pre-set by head office.

My father-in-law mentioned that when choosing a conveyancing solicitors they need approved by your bank. I am a FTB but I have an offer in principle from Nat West Bank and I already have a bricks and morter conveyancing lawyer in Trearddur Bay at the ready. Will Santander insist on an approved solicitor to be used? If so, where can I find that list for my conveyancing in Trearddur Bay?

You should use a solicitor that is on the Santander panel. The simplest thing to do is telephone your preferred Trearddur Bay conveyancing lawyer and ask if they are on the Santander panel. If they are not approved you have a number of choices open to you here:

• Proceed with your preferred Trearddur Bay conveyancer but Santander will no doubt retain a conveyancer on their approved list. The net result is additional fees together with potential delay.
• Get a new solicitor to act in the purchase, ensuring that they are on the Santander conveyancing panel.
• Convince your lawyer to apply to join the mortgage company panel.