My grandson is in the process of securing a house that has just been built in Y Felinheli with a mortgage from Leeds Building Society. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I just bought a property at auction in Y Felinheli. Conveyancing is needed. What is next?

Having exchanged you should choose a conveyancing lawyer quickly as you are facing a tight a fixed date to complete the deal. An auction property will have a bespoke legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are in place to complete on the date specified in the contract.

It is unclear whether my mortgage offer requires a lease extension. I have called my Y Felinheli building society branch on various occasions and was told they are content with the situation and they will lend. My Y Felinheli conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?

Provided that the property lawyer is on the lender approved list, they must follow the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

My offer was accepted on a house in Y Felinheli on 17/6/2025, valuation was booked 4 days after, all came back fine. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Can the lender hold off the offer?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.

How does conveyancing in Y Felinheli differ for newly converted properties?

Most buyers of new build premises in Y Felinheli come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Y Felinheli usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Y Felinheli or who has acted in the same development.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Y Felinheli is the location of the property. Can you offer any guidance?

Flying freeholds in Y Felinheli are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Y Felinheli you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Y Felinheli 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.

I am in need of some leasehold conveyancing in Y Felinheli. Before I get started I would like to find out the number of years remaining on the lease.

Assuming the lease is registered - and most are in Y Felinheli - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Y Felinheli - Examples of Questions you should ask before buying

In the main the cost for major works tend not to be wrapped into the maintenance charges, albeit that a few managing agents in Y Felinheli obliged leaseholders to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance. Its a good idea to find out as much as you can regarding the company managing the block as they will affect your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to practical issues like the tidiness of the communal areas. Enquire of other people what they think of their service. Finally, be sure you know the dates that the service fees are due to the managing agents and specifically what you get for your money. Is there a share of the freehold?