Is there a list of UBS panel conveyancers in Moelfre on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings viewable over the internet. Where you are in need of a Moelfre solicitor on the UBS please make the most of our facility.

is it true that all Moelfre solicitor practices on the Clydesdale conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel and in such a situation the practice would be governed by the CLC.

I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Moelfre conveyancer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

I have recentlyfound out that Action Conveyancing have closed. They carried out my conveyancing in Moelfre for a purchase of a freehold house 12 months ago. How can I be sure that my home is in my name in the name of the former proprietor?

The quickest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Moelfre conveyancing specialists.

About to purchase a new build apartment in Moelfre. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Moelfre

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I am a fortnight into a residential purchase having been recommend to conveyancers by the local agent to execute conveyancing in Moelfre. We are not happy. Could you you assist me in finding new solicitors?

They would need to be really bad in order to consider diss instructing them. Has your mortgage offer been generated? In the event that it has you will need to inform them of the new contact details and get the offer are re-sent. Your new conveyancer needs to be on the mortgage company panel to avoid added costs and complications. So that should be your first question of the new solicitors. Our find a solicitor tool will assist you in finding a bank approved lawyer for your conveyancing in Moelfre

My partner is buying a basement flat in Moelfre. He was given a quote by the conveyancing practitioner connected to the selling agents totaling £1250 . It was seven years ago since I sold and purchased a house and it cost was £495. Have charges really increased to that extent?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Moelfre searches, land registry fees, etc)