My Conveyancer in Trearddur Bay is not on the Nottingham Building Society Solicitor Panel. Can I still continue with my family solicitor even though they are excluded from the Nottingham Building Society approved list?

The limited options open to you here include:

1. Carry on with your existing Trearddur Bay lawyers but Nottingham Building Society will need to instruct a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing charges and cause delays.
2. Find a new solicitor to to deal with the purchase, remembering to check they are Convince your lawyer to do everything within their powers to join the Nottingham Building Society conveyancing panel

I moved into my home on 4 January and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Trearddur Bay expressed confidence that it should be concluded in less than a month. Are properties in Trearddur Bay uniquely lengthy to register?

As far as conveyancing in Trearddur Bay is concerned, registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether there are errors and whether the Land registry need to notify any interested persons or bodies. As of today roughly three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be extensive delays. Historically registration takes place once the purchaser is living at the premises so post completion formalities is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.

Just had an offer accepted on a new build apartment in Trearddur Bay. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Trearddur Bay

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I own a leasehold house in Trearddur Bay. Conveyancing and Coventry Building Society mortgage are in place. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Trearddur Bay who acted for me is not around. Do I pay?

The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Trearddur Bay conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a leasehold flat in Trearddur Bay, conveyancing formalities finalised in 1996. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Trearddur Bay with an extended lease are worth £206,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2090

With just 66 years left to run we estimate the price of your lease extension to be between £12,400 and £14,200 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.

Are all Trearddur Bay property lawyers on every lender conveyancing panel?

The Lexsure search tool on this page may be of use or you can pop into your high street bank branch in Trearddur Bay. Chances are that they can recommend conveyancing solicitors in Trearddur Bay