My wife and I are soon to exchange buying a property in Rhosneigr but as a consequence of damage from some water damage at the property I have managed to agree compensation from the vendor in the sum of £3k taking the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract yet Aldermore will not agree to this. Should they have been informed?

Your solicitor that is on a Aldermore approved list is required to disclose to Aldermore of any changes to the sale price. If you were to refuse your conveyancer to disclose the price change to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new lawyer for your conveyancing in Rhosneigr.

Do I have to attend the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Rhosneigr so that I can pop in to their offices when needed.

As opposed to 12 years ago, almost all mortgage companies no longer need their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to supply ID documents and there are still manifest advantages to choosing a local practitioner, in your case a conveyancing solicitor in Rhosneigr.

When it comes to lenders such as Leeds Building Society, do Rhosneigr solicitors have to pay a fee to be on the list of approved solicitors?

We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I have decided to exercise my right to buy my property in Rhosneigr off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

I had an offer accepted on a property in Rhosneigr on 20/9/2024, valuation was booked 3 days after, received a clean bill of health. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Are HSBC entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Rhosneigr is the location of the property. Can you offer any advice?

Flying freeholds in Rhosneigr are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rhosneigr you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhosneigr may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My wife and I purchased a leasehold house in Rhosneigr. Conveyancing and Skipton Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Rhosneigr who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Rhosneigr conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Rhosneigr Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

Who are the managing agents? How many years are left on the lease?