My partner and I have recently purchased a house in Holyhead. We have since encountered a number of issues with the property which we suspect were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Holyhead?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Holyhead. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor answers a form known as a Seller’s Property Information Form. If the information proves to be inaccurate, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Holyhead.

I am close to exchanging contracts on the sale of our property in Holyhead and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing outfit as opposed to a conveyancing solicitor in Holyhead. Having lived in Holyhead for many years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification that the buyers are looking for.

It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Due to the input of my in-laws I had a survey completed on a house in Holyhead in advance of instructing lawyers. I have been told that there is a flying freehold element to the house. My surveyor advised that some mortgage companies may refuse to issue a mortgage on such a property.

It varies from the lender to lender. Santander has different instructions from Nationwide. If you contact us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Holyhead. Conveyancing will be smoother if you use a solicitor in Holyhead especially if they regularly deal with such properties in Holyhead.

Expecting to complete next month on a leasehold property in Holyhead. Conveyancing solicitors assured me that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Holyhead should include some of the following:

You should have a good understanding of the insurance provisions Do you need to have carpet in the flat or are you allowed wood flooring? An explanation concerning the obligations in the lease to pay service charges - with regard to both the building, and the more general rights a leaseholder enjoys Details of the parties to the lease, for instance these could be the lessee, head lessor, freeholder

I acquired a leasehold flat in Holyhead, conveyancing was carried out 8 years ago. How much will my lease extension cost? Equivalent flats in Holyhead with an extended lease are worth £195,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2087

With just 63 years unexpired we estimate the premium for your lease extension to be between £16,200 and £18,600 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information 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. Please do not move forward placing reliance on this information without first getting professional advice.

At last I have had an offer on an maisonette in Holyhead agreed to, the seller does nevertheless have an associated purchase. The owners have submitted an offer on on an apartment, but it’s not yet tied up, and are looking at other properties booked. I have instructed a local conveyancing solicitor in Holyhead. What should be my next step? At what point do I apply for the mortgage with Barclays?

It is normal to have anxieties where there is an associated chain given your reluctance to incur expenses prematurely (home loan application is approx £1k, then valuation, Holyhead conveyancing search fees, etc). First, you should check that your solicitor is on the Barclays approved list. Regarding the next phase this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. In a hot market the majority of home buyers will apply for the mortgage with Barclays and arrange for the survey and only if it was satisfactory would they pay their lawyer to press on with the conveyancing in Holyhead.