I'm in the process of swapping over from my existing standard home loan to a BTL Nationwide Building Society mortgage. I have been informed by my broker that I require a lawyer for this. I got in contact with my former Menai Bridge conveyancing solicitor who dealt with the legals when I previously purchased the house. The fee calculation provided of £450 plus VAT has taken me by surprise as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The estimate fees appear a tad high. If you are prepared to expend time comparing quotes you could get the conveyancing a bit cheaper by say a hundred pounds. That being said, assuming were satisfied with the legal work the firm gave you maycome to regret choosing an an untested lawyer. Don't forget to ensure the firm can represent Nationwide Building Society. You can employ our search tool to find a Menai Bridge conveyancing firm on the Nationwide Building Society conveyancing panel, which can often include conveyancing solicitors in Menai Bridge.
I am buying a property for cash in Menai Bridge. I have been living for the previous twelve years in Menai Bridge. Conveyancing searches are a lot of money. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then almost all of the Menai Bridge conveyancing searches are at your discretion. Your solicitor will try and sway you, no-doubt strongly, that you should have searches carried out, but he is duty bound to take that path of guidance. Do consider; if you are intend to dispose of the house at a future date, it will be of interest to your future buyer what the searches determine. There are plenty of instances where premises with no practical issues can still reveal unfavourable search results. A competent conveyancing solicitor in Menai Bridge should be able to give you some helpful guidance here.
It is a dozen years since I acquired my home in Menai Bridge. Conveyancing lawyers have now been instructed on the sale but I can't track down the title documents. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the lender or they could be archived with the conveyancers who handled the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Menai Bridge involves registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.
Please help - my lawyer says that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Menai Bridge?
The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
When it comes to lenders such as Kent Reliance, do Menai Bridge conveyancing practitioners incur a fee to be on the conveyancing panel?
We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I had an offer accepted on a house in Menai Bridge on 25/7/2025, valuation was booked 2 days after, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been told that property searches are a common reason for stalling in Menai Bridge conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in Menai Bridge.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Menai Bridge is the location of the property. Can you offer any guidance?
Flying freeholds in Menai Bridge are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Menai Bridge you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Menai Bridge may determine 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 premises.