I am getting a mortgage with Santander. I would like to instruct a Licensed Conveyancer in Moelfre. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Our lawyer has discovered a a legal deficiency with the lease for the flat we are purchasing in Moelfre. The seller’s lawyers have suggested defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancing practitioner says that he must ensure that the lender is content with this solution. Who is the client here, us or the mortgage company ?

Even though you have a mortgage offer from the bank does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. These conveyancing instructions have to be complied with.

I am buying a new build flat in Moelfre. Conveyancing is daunting 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.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Moelfre

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. Please confirm the Lease plans are surveyor prepared. 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. Please supply a car parking plan.

My brother has recommend that I instruct his conveyancing solicitors in Moelfre. Should I use them?

Much as we are happy to recommend a Moelfre conveyancing lawyer it’s preferable to choose a conveyancing solicitor is to get referrals from friends or family who have actually experience in using the solicitor that you are considering.

I am an executor of my recently deceased parent's Will, with a house in Moelfre which will be sold. The house is unregistered at the Land Registry and I'm advised that some EAs will insist that it is done before they'll proceed. What's the procedure for this?

In the circumstances that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.