We are planning to buy a 3 bedroom flat in Y Felinheli with a mortgage. We like our Y Felinheli conveyancer, but the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Y Felinheli conveyancer and pay for one of their panel lawyers to act for them. We regard this is unjust; are we not able to require that the bank use our Y Felinheli conveyancing practitioner ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Y Felinheli conveyancing solicitor to apply to be on the conveyancing panel.
It is 10 years ago since I bought my house in Y Felinheli. Conveyancing lawyers have just been instructed on the sale but I can't find my deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be retained by your mortgage company or they could be in the possession of the solicitor who handled the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Y Felinheli involves registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Y Felinheli. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 30/7/2025, the requirements read as follows :
I have been told that property searches are the main reason for hinderance in Y Felinheli conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Y Felinheli.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Y Felinheli is the location of the property. Is there any guidance you can impart?
Flying freeholds in Y Felinheli are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Y Felinheli you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Y Felinheli 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 property.
I own a leasehold flat in Y Felinheli. Conveyancing and Skipton Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Y Felinheli who previously acted has now retired. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Y Felinheli conveyancing solicitor to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Y Felinheli Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
-
What restrictions exist in the Y Felinheli Lease? The answer will be helpful as a) areas may result in problems for the block as the communal areas may start to deteriorate where services are not paid for b) if the leasehold owners have a dispute with the managing agents you will need to know about it What is the the remaining lease term?