My wife and I are buying a maisonette in Moelfre. My property lawyer is not listed on the mortgage company approved list. Am I still permitted to retain my Moelfre conveyancing solicitor notwithstanding that they are excluded from the bank approved list?

You have a number of alternatives open to you here

• Complete the deal with your preferred Moelfre property lawyer but your bank will undoubtedly instruct a lawyer on their conveyancing panel. This will result in additional cost together with potential interruption.
• Choose a new solicitor to act in the purchase, ensuring that they are on the bank conveyancing panel.
• Appeal to your solicitor to seek to join the bank panel

Why do I have to pay up front when it comes to conveyancing in Moelfre?

Where you are retaining lawyers for conveyancing in Moelfre your lawyer will request that you to provide them with funds to cover the the cost of the conveyancing searches. Generally this is needed to cover the fees of the conveyancing searches. If any down payment is as part of the sale price then this will be required shortly in advance of contracts are exchanged. The closing balance that is due should be transferred a few days ahead of the day of completion.

My wife and I are buying a property in Moelfre. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit our life savings into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Is it the case that all Moelfre solicitor firms on the Aldermore conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel in which case such firms would be regulated by the CLC.

We had chosen conveyancing lawyers locally in Moelfre on the Bank of Ireland solicitor approved list. They have just billed me a further charge for dealing with the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?

Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. This fee is not set by Bank of Ireland but by your Moelfre lawyer. Numerous firms on the Bank of Ireland panel will charge ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Moelfre is the location of the property. Can you offer any advice?

Flying freeholds in Moelfre are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Moelfre 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 Moelfre 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 premises.

I want to sublet my leasehold apartment in Moelfre. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Moelfre do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Moelfre Leasehold Conveyancing - Sample of Queries Prior to buying

Can you inform me if there are any major works anticipated that will increase the maintenance charges? Does this lease have in excess of 90 years remaining? In the main the outlay for major works are not built into the maintenance charges, albeit that some managing agents in Moelfre require tenants to pay into a reserve fund created for the specific intention of building a fund for major works.