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Cheap conveyancing in Bangor does not necessarily mean low quality - but the odds are stacked against you

Reasons to use our Bangor conveyancing solicitors

  • 1 Our site offers largest domestic conveyancing directory listing mortgage company approved law practices carrying out conveyancing in Bangor registered with the SRA or Council of Licensed Conveyancers.
  • 2 Regardless alternative solicitors may claim it could be necessary to pop into your conveyancer to execute contracts. There are enough parties involved in a house sale without having to add the postman into the mix.
  • 3 Bangor conveyancers are likely to have connections at the local Land Registry Office, Local Authority and property agents
  • 4 The hallmark of our conveyancing solicitors in Bangor is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) often falls short of the level of professionalism you will expect.
  • 5 Conveyancer conveyancing firms have excellent personal links with Bangor selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.

Examples of recent conveyancing in Bangor since April 2021*

Recently asked questions about conveyancing in Bangor

Do the conveyancing solicitors via your comparison service carry out conveyancing in Bangor by way of an attended exchange?

There are a few conveyancing experts who can conduct attended exchanges. You should e-mail us to receive a costs illustration and details as to availability.

We are planning to acquire a flat and need a conveyancing solicitor in Bangor who is on the TSB conveyancing panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Bangor.

I have paid off my mortgage with Yorkshire BS. I assume I don't need a Bangor property lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Yorkshire BS has sent the Land Registry the discharge electronically, and
  3. Yorkshire BS has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Yorkshire BS mortgage has been paid off.

It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Bangor bank branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Bangor conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend based on their specific requirements. Who do I believe?

As long as the property lawyer is on the mortgage company panel, she or he must comply with the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have finally had an offer on a maisonette in Bangor accepted, the owners do nevertheless have a connected purchase. The owners have offered on somewhere, but it’s not yet agreed to, and have viewings of other flats booked. I have selected a nearby conveyancing solicitor in Bangor. What should be my next step? When should I get the mortgage application with Santander going?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Bangor conveyancing search charges, etc). First, you must ensure that your conveyancer is on the Santander conveyancing panel. Regarding the next steps this very much depends on the specifics of your transaction, motivation for the property and on the state of the market. In a buoyant market the majority of buyers would apply for the mortgage with Santander and pay for the valuation and only if it comes back ok would they ask their conveyancer to move forward with searches.

I note that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a property in Bangor? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary will be compelled to contribute towards maintenance to the chancel within the church. Is this appropriate for conveyancing in Bangor?

Unless a previous purchase of the premises took place after 12 October 2013 you may expect solicitors conducting conveyancing in Bangor to continue to suggest a chancel search and or insurance against a claim.

I own a leasehold flat in Bangor. Conveyancing and Clydesdale 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 1992. The conveyancing solicitor in Bangor who previously acted has now retired. Do I pay?

The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Bangor conveyancing firm to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a 2 bed flat in Bangor, conveyancing formalities finalised in 2001. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Bangor with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2085

With just 64 years unexpired we estimate the premium for your lease extension to range between £14,300 and £16,400 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

Is planning consent needed to change a single dwelling into two appartments in Bangor? This has taken place to a property adjacent to my house in Bangor and was not aware of the conversion until it was complete.

Planning Permission yes. Building Regulations yes.

Last updated

Sample of conveyancing solicitors in Bangor regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Bangor but also conveyancing throughout England and Wales.

  • Pritchard & Company, 104 High Street, Bangor, Gwynedd, LL57 1NS
  • Christopher Bate, Bryn Y Mor, Holyhead Road, Bangor, Gwynedd, LL57 2HG
  • Carter Vincent Llp, Port House, Port Penrhyn, Bangor, Gwynedd, LL57 4HN

Residential Licensed Conveyancers in Bangor regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in Bangor but also conveyancing across England and Wales.
  • Bradshaws Property Lawyers, 1 Coronation Road, LL59 5BD

Typically, Bangor conveyancing for a sale includes some of the following tasks

  • Obtaining instructions from the appropriate parties
  • Investigating the title to the property
  • Drafting contract and related papers
  • Forwarding draft papers to the property lawyer representing the purchaser
  • Finalising the wording for contracts and replying to supplemental enquires from the buyer’s property lawyer
  • Agreeing the transfer document
  • Responding to requisitions raised by the purchaser’s property lawyer
  • Carrying out the key stage of exchanging contracts and then completion of the sale
  • Accepting the sale proceeds and wiring funds to the owner, the estate agent and paying off the home loan (if applicable)

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.