My husband and I are approaching an exchange on a flat in Trearddur Bay and my parents have transferred the ten percent deposit to my solicitor. I am now informed that as the deposit has not come from me my conveyancer needs to disclose this to my mortgage company. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the mortgage company about my parents' contribution when I applied for the home loan, so is it really necessary for this now to be an issue?

The lawyer is obliged to clarify with mortgage company to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.

We see that you have a search directory identifying firms on the TSB conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Trearddur Bay?

We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Trearddur Bay.

My wife and I are buying a property in Trearddur Bay. It might be a silly question but how we can trust a solicitor? On the day of competition we will need to put our life savings into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a garden flat in Trearddur Bay. Do I pick up the keys to the house on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in Trearddur Bay?

On the day of completion you do not need to go to the conveyancers office in Trearddur Bay. Conveyancing lawyers for you will transfer the purchase money to the seller's lawyers, and once they have received this, you should be invited to pick up the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.

We were going to get a AIP from Principality this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Trearddur Bay solicitors on the Principality conveyancing panel, or is it better to go independently?

You will need to appoint Trearddur Bay solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I require expedited conveyancing in Trearddur Bay as I have a deadline to complete in less than 4 weeks. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are are a mortgage free purchaser you are at liberty not to have searches conducted although no conveyancer would advise that you don't. With lots of history conveyancing in Trearddur Bay the following are instances of what can appear and therefore affect market value: Enforcement Notices, Outstanding Fees, Outstanding Grants, Railway Schemes,...

Just had an offer accepted on a new build flat in Trearddur Bay. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be 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

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.