My wife and I are nearing an exchange on a house in Ruabon and my parents have transferred the 10% deposit to my property lawyer. I am now told that as the deposit has been sent from someone other than me my property lawyer needs to disclose this to my lender. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the lender concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

The conveyancing practitioner is obliged to check with lender to make sure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

The deeds to our home can not be found. The lawyers who did the conveyancing in Ruabon 10 years ago no longer exist. What are my next steps?

Nowadays there are copies made of almost everything, and your conveyancer should know precisely where to look for all the relevant documentation so you can buy or sell your property without a hitch. Where duplicates can’t be found, your solicitor can put in place insurance or indemnities against possible claims on the premises.

The estate agent has sent us the confirmation of our purchase of a new build flat in Ruabon. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ruabon

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. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Due to the advice of my in-laws I had a survey completed on a property in Ruabon before instructing solicitors. I have been informed that there is a flying freehold element to the house. My surveyor advised that some banks tend refuse to give a loan on such a house.

It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ruabon. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ruabon to see if the conveyancing will be more expensive.

We're novice buyers - agreed a price, but the estate agent told us that the seller will only go ahead if we appoint the agent's recommended conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Ruabon

We suspect that the seller is not behind this ultimatum. Should the seller require ‘a quick sale', turning down a motivated buyer is counter productive. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are chain free (d) you intend to proceed fast (e)but you are going to instruct your preferred Ruabon conveyancing lawyers - not the ones that will provide the estate agent a introducer fee or achieve conveyancing figures pre-set by senior management.