We are buying a house and the lawyer has identified Chancel Repair to which the house may be obligated to pay given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly appropriate for conveyancing in Penmaenmawr

Unless a prior purchase of the premises took place after 12 October 2013 you may assume that lawyers conducting conveyancing in Penmaenmawr to remain encouraging a chancel search and or chancel repair liability policy.

Me and my brother have a renovated Victorian property in Penmaenmawr. Conveyancing lawyer represented me and Virgin Money. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Penmaenmawr and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing solicitor who completed the work.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Penmaenmawr is the location of the property. What do you suggest?

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

Are there any apps to help locate a Penmaenmawr law firm on the Lloyds TSB Bank conveyancing panel? I have wheels and am willing to travel upto 10miles to meet the solicitor.

Feel free to make use of the search on this website. Please choose the mortgage company and your location and you will see a number of Penmaenmawr conveyancing lawyers located nearest you. We have detailed some Penmaenmawr conveyancing firms at the bottom of this page and you can contact them to see whether they are on the Lloyds TSB Bank approved list

Much to my surprise my conveyancer in Penmaenmawr is asking me for proof of ID documents asserting that this is part of his requirements as a conveyancer on the lender Conveyancing panel. Is this right?

Anti-terror and anti-money-laundering rules require Penmaenmawr conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements