I am progressing with the sale of my home in Abergele and the estate agent has just text me to warn that the buyers are changing their solicitor. The excuse is that the lender will only work with property lawyers on their conveyancing panel. Why would a big named mortgage company only engage with specific law firms rather the firm that they want to choose to handle their conveyancing in Abergele ?

Mortgage companies have always had an approved set of law firms that can represent them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Lending institutions blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.

I am due to move property in February. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Abergele. Conveyancing firm was found before I stumbled across your website.

On the afternoon of completion you can collect the keys from your estate agent however this should only be done after the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be released. After that you should advise the removal company that they can start moving you in. We are not in a position to recommend a particular removal company but can help you find a conveyancing in Abergele or a solicitor with expertise in conveyancing in Abergele.

I am currently in the process of buying my council flat in Abergele. I have a mortgage offer with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

About to purchase house in Abergele. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Abergele conveyancer is on the RBS conveyancing panel.

I am buying a new build flat in Abergele. Conveyancing is a frightening process 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 conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Abergele

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I decided to have a survey completed on a house in Abergele before retaining conveyancers. I have been told that there is a flying freehold element to the house. My surveyor has said that some lenders will refuse to grant a loan on a flying freehold premises.

It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Abergele. Conveyancing may be slightly more expensive based on your lender's requirements.

If all goes to plan we aim to complete the disposal of our £325,000 garden flat in Abergele next Thursday. The managing agents has quoted £372 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Abergele?

Abergele conveyancing on leasehold maisonettes often necessitates the buyer’s lawyer sending questions for the landlord to answer. Although the landlord is not legally bound to address these enquiries the majority will be content to do so. They are at liberty to charge a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some transactions it exceeds £800. The management information fee required by the landlord must be sent together with a summary of entitlements and obligations in relation to administration charges, without which the invoice is technically not due. In reality you have no option but to pay whatever is demanded if you want to exchange contracts with the buyer.

Abergele Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying

What is the the remaining lease term? Best to be warned if redecorating or some other major work is pending that will be shared between the leasehold owners and may well materially impact the level of the maintenance costs or necessitate a one time invoice. Can you inform me if there are any major works on the horizon that could add a premium to the service costs?