We decided to go with a high street firm for our conveyancing in Moelfre recently. Reviewing the Terms I notewe are responsible for charges even where the transaction does not complete. Would I be best advised to use an on-line lawyer offering no move no charge conveyancing in Moelfre?

It is usually a trade off in that if "No Sale No Fee" is available then the fee levels will tend to be be uplifted to neutralise the conveyances that abort. Please beware that these schemes tend not to protect you from outlay for instance Moelfre conveyancing search costs.

My wife and I swapping mortgage lender for our flat in Moelfre with Coventry BS. We have a son 18 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this document specific to the Coventry BS conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?

First, rest assured that your Coventry BS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Coventry BS. This is solely used to protect Coventry BS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Coventry BS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I purchased a freehold house in Moelfre yet invoiced for rent, why is this and what is this?

It is rare for properties in Moelfre and has limited impact for conveyancing in Moelfre but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

Is it the case that all Moelfre conveyancing solicitors on the Lloyds conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be regulated by the SRA. The majority of lenders do allow licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.

I am currently in the process of buying my council flat in Moelfre. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

I am selling my house. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being difficult. The Moelfre solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I completed on my apartment on 6 March and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Moelfre said it will be recorded in less than a month. Are titles in Moelfre uniquely lengthy to register?

There is nothing unique about conveyancing in Moelfre registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether it is in order and if the Land registry communicate with any other parties. Currently roughly three quarters of submission are completed within two weeks but some can be subject to longer delays. Historically registration is effected after the buyer has moved in to the premises thus post completion formalities is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.