I have given 2 months notice to my existing landlord and have to vacate my rented flat in Cemaes Bay by the end of next month. Conveyancing for my house purchase has just started. Can I complete in three weeks as don't want to have to move into temporary accommodation?

Generally one should not serve notice for your letting until your lawyer suggests that you should. Assuming that you have not already done so, speak to your solicitor and urge them to they cajole the sellers solicitors, try to get a realistic time scale from them that all parties will work towards

As a first time buyer what is the most important number one tip you can give me concerning purchase conveyancing in Cemaes Bay?

Not many law firms shout this from the rooftops but conveyancing in Cemaes Bay and elsewhere in Isle Of Anglesey is an adversarial process. In other words, when it comes to conveyancing there exists lots of room for conflict between you and other parties involved in the legal transfer of property. E.g., the seller, estate agent and sometimes the mortgage company. Choosing a law firm for your conveyancing in Cemaes Bay is a critical decision as your conveyancer is your adviser, and is the ONE person in the transaction whose role it is to protect your legal interests and to keep you safe.

Sometimes a third party with a vested interest will attempt to convince you that you should follow their advice. For instance, the selling agent may claim to be helping by suggesting your conveyancer is wrong. Or your mortgage broker may advise you to do something that is against your solicitors recommendation. You should always trust your lawyer above all other parties in the conveyancing process.

My Conveyancer in Cemaes Bay has never been on on the Yorkshire Building Society Conveyancing Panel. Can I still use my prefered solicitor even though they are excluded from the Yorkshire Building Society approved list?

Your options are as follows:

1. Complete the purchase with your existing Cemaes Bay lawyers but Yorkshire Building Society will need to use a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing fees and cause delays.
2. Choose an alternative solicitor to act in the purchase, remembering to check they are Yorkshire Building Society approved.
3. Persuade your Yorkshire Building Society based solicitor to attempt to join the Yorkshire Building Society panel

I opted to have a survey done on a house in Cemaes Bay prior to appointing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may not grant a mortgage on this type of home.

It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cemaes Bay. Conveyancing may be slightly more expensive based on your lender's requirements.

We are four weeks into a leasehold purchase having been recommend to solicitors by the selling agent to handle our conveyancing in Cemaes Bay. I am not happy. Can you you assist me in finding new lawyers?

They would have to be very poor to suggest replacing them. Has your loan offer been generated? If so you will need to advise them of the new contact details and ensure the mortgage documents are re-sent. Your new conveyancer should be on the banks panel to avoid supplemental fees and complications. So that should be your starting point. Our search tool can help you find a bank approved conveyancer for your conveyancing in Cemaes Bay