I am progressing with the sale of my apartment in Caergwrle and the estate agent has just called to say that the buyers are changing their property lawyer. The reason given is that the bank will only work with solicitors on their approved list. Why would a big named mortgage company only deal with certain law firms rather the firm that they want to choose to handle their conveyancing in Caergwrle ?

Mortgage companies have always had panels of law firms that can represent them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Banks attribute this action to a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.

I have recentlyfound out that Action Conveyancing have closed. They conducted my conveyancing in Caergwrle for a purchase of a leasehold apartment 12 months ago. How can I check that the property is registered correctly in the name of the former proprietor?

The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Caergwrle conveyancing specialists.

I need to appoint a conveyancing solicitor for some conveyancing in Caergwrle. I've land on a web site which looks to be the perfect answer If there is a chance to get all formalities completed via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Are there frequently found deficiencies that you witness in leases for Caergwrle properties?

Leasehold conveyancing in Caergwrle is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain clauses are not included. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party.

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, Virgin Money, and TSB all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to pull out.

Caergwrle Conveyancing for Leasehold Flats - A selection of Queries before buying

Please inform me if there are any major works in the planning that could increase the service charges? Does the lease contain onerous restrictions? In the main the cost for major works are not included within service charges, albeit that a few managing agents in Caergwrle ask tenants to pay into a sinking fund created for the specific purpose of establishing a fund for major works.

For various reasons I am not able to attend my Caergwrle conveyancing practitioners office to execute documents for conveyancing in Caergwrle – will this be an issue?

No. Caergwrle conveyancing solicitors can conduct conveyancing transactions for clients throughout the rest of the country. You are unlikely to be required to attend a Caergwrle conveyancers office. Almost all conveyancer can handle all communications remotely from their Caergwrle office.