It is a dozen years since I purchased my property in Trearddur Bay. Conveyancing lawyers have just been retained on the sale but I can't locate the title deeds. Will this cause complications?

You need not be too concerned. Firstly the deeds may be with your mortgage company or they may be in the possession of the solicitor who handled your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Trearddur Bay involves registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.

When reading moneysavingexpert.com for a recommended solicitor in Trearddur Bay, many say that I must use a CQS kitemarked lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's leading lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Trearddur Bay is one of the numerous areas in England and Wales where there are CQS lawyers.

I am assisting my niece sell her property in Trearddur Bay. Will the conveyancer arrange the EPC or it is for the seller to see to?

Following the demise of Home Packs, energy performance certificates remained a mandatory element of moving property. An EPC should be to hand prior to the property being advertised. This is not a task that solicitors ordinarily arrange. If you are using a Trearddur Bay conveyancing solicitor they may be willing to arrange energy performance certificates given their contacts with reputable local assessors

Have just purchased a repossessed house at auction in Trearddur Bay. Conveyancing is needed. What is next?

Given that you are now to in every practical sense signed on the dotted line you now have to hire the services of a conveyancing practitioner as a matter of priority as you are facing a pending a drop dead date to complete the deal. All auction property will have a corresponding auction pack. This will include evidence of title and search results. In the case of leasehold property the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You need to pass this on to the conveyancer instructed by you ASAP. Do make sure that you have funds in order to complete on the on the contractual date .

Is it correct that all Trearddur Bay CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved solicitors?

Some major lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

I have been told that property searches are the main reason for hinderance in Trearddur Bay house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released findings 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 feature in any slowing down conveyancing in Trearddur Bay.

Just had an offer accepted on a new build flat in Trearddur Bay. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Trearddur Bay

Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants.