Recently contacted my conveyancing solicitor in Cemaes Bay who acted for me two years ago requesting a conveyancing estimate based on the same type of house move (a leasehold premises and a freehold premises) of similar values with a mortgage from HSBC Bank. It looks as though am now being charged double. Am I right to be tempted to shop around for a cheaper online property lawyer?

The estimate fees are a tad high. Where you are happy to expend time contrasting prices you may be able to reduce the fees slightly by as much as £100 plus VAT. On the other hand, if you were pleased with the legal work the firm provided you maycome to rue opting for an an untested lawyer. Don't forget to ensure the solicitor can represent HSBC Bank. You can use our search tool to find a Cemaes Bay conveyancing firm on the HSBC Bank member panel, which can often include conveyancing solicitors in Cemaes Bay.

What does a local search tell me regarding the house we're buying in Cemaes Bay?

Cemaes Bay conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays a central part in most Cemaes Bay conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.

I used Action Conveyancing a few years past for my conveyancing in Cemaes Bay. I now require my file but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cemaes Bay of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Cemaes Bay is the location of the property. Can you offer any assistance?

Flying freeholds in Cemaes Bay are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cemaes Bay you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cemaes Bay 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.

Should I stop the direct debit for my mortgage with Yorkshire BS as soon as a completion date for my sale in Cemaes Bay has been agreed?

You would be well advised to maintain paying any mortgage sums to Yorkshire BS until the mortgage is discharged from the proceeds of sale as part of your Cemaes Bay conveyancing.