The Moelfre conveyancing firm handling our Moelfre conveyancing has spotted a discrepancy when comparing the surveyor’s assumptions in the valuation survey and what is in the title deeds. My solicitor has advised that he is duty bound to ensure that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s approach appropriate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Are the Moelfre conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?

Moelfre conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.

Should our conveyancer be raising enquiries about flooding as part of the conveyancing in Moelfre.

Flooding is a growing risk for conveyancers carrying out conveyancing in Moelfre. There are those who buy a property in Moelfre, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, but there are a numerous searches that can be carried out by the buyer or by their conveyancers which should figure out the risks in Moelfre. The standard information supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to find out if the premises has suffered from flooding. In the event that the residence has been flooded in past which is not revealed by the seller, then a buyer may commence a legal claim for losses stemming from an inaccurate response. The purchaser’s conveyancers may also carry out an environmental report. This will disclose if there is any known flood risk. If so, further inquiries should be conducted.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Moelfre is where the house is located. Is there any guidance you can give?

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 must be sure that your lawyer goes 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 decide 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.

Can I find out who is the owner of a property in Moelfre?

Provided the property is registered with HM Land Registry, and you have requisite specifics of the address of the premises, you should be able to view results from the HM Land Registry of the recorded owner for a fee.