I have given 2 months notice to my existing landlord and have to vacate my rented apartment in Trearddur Bay by 12/3/2026. Conveyancing for my house purchase is underway. Can I complete in 5 weeks as don't want to have to move into temporary accommodation?

Generally one should not provide notice on a rental until you have exchanged. If you have not already done so, speak to your conveyancer and request that they apply pressure on the sellers side, try to get a realistic time scale from them that everyone will aim towards

Is it the case that all Trearddur Bay conveyancing solicitors on the Barclays conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Barclays approved list of solicitors they would need to be governed by the SRA. Some banks do list licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.

We had selected conveyancing lawyers based in Trearddur Bay on the Leeds Building Society solicitor panel. They have just invoiced me a separate charge for the legal aspects of the Leeds Building Society mortgage. Is this a supplemental conveyancing fee set by Leeds Building Society?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. This fee is not dictated by Leeds Building Society but by your Trearddur Bay conveyancing practitioner. Some firms on the Leeds Building Society panel will quote ’dealing with mortgage’ fee and others do not.

I have finally had an offer on an apartment in Trearddur Bay accepted, but there is a chain. The sellers have put an offer on on an apartment, but it’s not been accepted yet, and have viewings of other flats booked. I have chosen a local conveyancing solicitor in Trearddur Bay. What do I do now? When do I get the mortgage application with Co-operative started?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then valuation, Trearddur Bay conveyancing search charges, etc). First, you should check that your lawyer is on the Co-operative conveyancing panel. As to the subsequent steps this very much depends on the circumstances of your case, desire for this property and on the state of the market. During a buoyant market some buyers will apply for the mortgage with Co-operative and arrange for the valuation and only if it comes back ok would they pay their solicitor to press on with the conveyancing in Trearddur Bay.

Should my lawyer be raising enquiries concerning flooding during the conveyancing in Trearddur Bay.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Trearddur Bay. There are those who buy a house in Trearddur Bay, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, however there are a numerous searches that can be initiated by the purchaser or by their lawyers which can figure out the risks in Trearddur Bay. The standard property information forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to determine if the property has suffered from flooding. If the premises has been flooded in past which is not disclosed by the owner, then a purchaser could commence a claim for damages stemming from an incorrect response. The buyer’s lawyers should also carry out an enviro search. This should indicate if there is a recorded flood risk. If so, more detailed investigations should be conducted.

I am purchasing a new build house in Trearddur Bay with the aid of help to buy. The builders refused to reduce the amount so I negotiated 6k of extras instead. The house builders rep told me not inform my lawyer about the deal as it will affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I've found a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Trearddur Bay. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Trearddur Bay ?

Most houses in Trearddur Bay are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Trearddur Bay in which case you should be looking for a Trearddur Bay conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a service charge towards the upkeep of the estate where the house is part of an estate. Your lawyer will advise you fully on all the issues.

Trearddur Bay Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

How much is the ground rent and service charge? How is the lease structured? Does the lease have onerous restrictions?