My Menai Bridge solicitor has discovered an inconsistency between the assumptions in the valuation survey and what is in the title deeds. My lawyer says that he is obliged to ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s approach appropriate?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I'm buying a new build house in Menai Bridge with a mortgage from HSBC Bank. The developers would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not reveal to my conveyancer about this extras as it would put at risk my loan with the bank. Should I keep quiet?.

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.

Due to the advice of my in-laws I had a survey completed on a property in Menai Bridge in advance of retaining conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some banks will not grant a loan on a flying freehold house.

It varies from the lender to lender. Santander has different requirements for example to Halifax. If you call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Menai Bridge. Conveyancing will be smoother if you use a solicitor in Menai Bridge especially if they are familiar with such properties in Menai Bridge.

In what way does the Landlord & Tenant Act 1954 impact my business offices in Menai Bridge and how can you help?

The 1954 Act affords security of tenure to commercial lessees, granting the a statutory right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Menai Bridge

Are all Menai Bridge solicitors on every lender conveyancing panel?

You can use our search tool or you can drop into your local lender branch in Menai Bridge. Chances are that they can recommend conveyancing solicitors in Menai Bridge