My wife and I are hoping to acquire a flat in Corwen and have appointed a Corwen conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Aldermore have this morning contacted us to advise us that there is now an issue as our Corwen lawyer is not on their conveyancing panel. What do we do from here?

When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Corwen solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.

I have justbeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Corwen for a purchase of a leasehold flat 9 months ago. How can I check that my home is in my name in the name of the former proprietor?

The quickest method to check if the premises is in your name, you can make 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 Corwen conveyancing specialists.

About to purchase a new build flat in Corwen. Conveyancing is necessary evil 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.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Corwen

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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.

I am a sole trader planning to lease a unit on a shopping parade. Can you recommend lawyers offering competitive fees for non-domestic conveyancing in Corwen for less than £2000?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Corwen, including the disposal and purchase of businesses as well as simply premises. If you are looking to acquire or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right solicitor. As for the fees this will depend on the structure and complexity of the proposed transaction. Please provide us with your details or phone us so that we can furnish you with comprehensive commercial conveyancing quote.

I have been sourcing a conveyancing practitioner in Corwen for my remortgage. Can I see a solicitor's complaints history with the legal regulator?

Members of the public can read presented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator could recorded call for training purposes.