Is the fact that my conveyancer in Y Felinheli is not on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Y Felinheli conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I purchased a renovated Victorian house in Y Felinheli. Conveyancing lawyer represented me and Clydesdale. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Y Felinheli and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who conducted the purchase.
I am purchasing my first flat in Y Felinheli benefiting from help to buy. The developers refused to move on the amount so I negotiated £7000 of extras instead. The sale representative advised me not disclose to my conveyancer about this side-deal as it may put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I am looking for a flat up to £305k and identified one near me in Y Felinheli I like with open areas and railway links in the vicinity, however it's only got 49 years unexpired on the lease. I can't really find anything else in Y Felinheli for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
Expecting to sign contracts shortly on a basement flat in Y Felinheli. Conveyancing solicitors assured me that they are sending me a report tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Y Felinheli should include some of the following:
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The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Setting out your legal entitlements in relation to the communal areas in the block.E.G., does the lease permit a right of way over a path or staircase? Responsibility for maintaining the window frames Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?
I inherited a garden flat in Y Felinheli, conveyancing formalities finalised in 2001. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Y Felinheli with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2096
With only 71 years unexpired the likely cost is going to span between £9,500 and £11,000 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
We yesterday become aware that one of the partners of the solicitors undertaking the purchase conveyancing in Y Felinheli is related to the vendor. Is this acceptable?
On the basis that there is no conflict of interest this is permitted. Where you are obtaining mortgage finance then the bank may have a say as many banks have specific requirements on this. For example for Nationwide Building Society as of 13/9/2025, the requirements read as follows :