My wife and I are approaching an exchange on a flat in Bangor and my mum and dad have sent the exchange deposit to my property lawyer. I am now informed that as the deposit has not come from me my solicitor needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
Your property lawyer is obliged to clarify with mortgage company to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I am the registered owner of a freehold house in Bangor yet charged rent, why is this and what is this?
It is rare for properties in Bangor and has limited impact for conveyancing in Bangor but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
The Bangor conveyancing solicitors that just started acting on my house acquisition in Bangor have suddenly closed. They were on acting for me because I had to have a lawyer on the UBS conveyancing panel and my family Bangor lawyer was not. I paid them money on account. What should be my next steps?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
The deeds to my house can not be found. The conveyancers who dealt with the conveyancing in Bangor 5 years ago are no longer around. What are my next steps?
Assuming you have a registered title the information relating to your ownership will be evidenced by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, find your house and order current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
Due to complete next month on a basement flat in Bangor. Conveyancing solicitors inform me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Bangor should include some of the following:
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Responsibility to repair and maintain the building. It is essential that you know who is duty bound to repair and maintenance of every part of the building What options are available to the landlord where you breach a clause of your lease? Are pets allowed in the flat? Does the lease require carpeting throughout thus preventing wood flooring? Changes to the flat
I inherited a garden flat in Bangor, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Bangor with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 levied per year. The lease comes to an end on 21st October 2087
With 61 years left to run we estimate the premium for your lease extension to span between £18,100 and £20,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.
I today found out that one of the partners of the solicitors handling the purchase conveyancing in Bangor is an uncle of the vendor. Is this permitted?
Provided there is no conflict of interest this is permitted. If you are needing mortgage finance then the lender may have a say as many banks have specific instructions on this. For example for RBS- First Active as of 14/1/2026, the requirements read as follows :