I was told yesterday by my IFA that my Glyn Ceiriog lawyer is not on the mortgage company Solicitor panel. How can I check?

You need to call your Glyn Ceiriog lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

I have given 2 months notice to my current landlord and have to be out of my let out flat in Glyn Ceiriog by the end of next month. Conveyancing on my purchase has just started. Can I complete in three weeks as don't want to have to find temporary accommodation?

Generally one should not give notice on a rental unless you have exchanged. If you have not already done so, speak to your solicitor and request that they chase the sellers side, try to an agreed time frame that everyone will aim to achieve

My husband and I are hoping to buy a 1 bedroom flat in Glyn Ceiriog with a loan from .We would like to retain our Glyn Ceiriog conveyancing lawyer but says she’s not listed on their "panel". we are left little option but to use a panel solicitor or keep our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The loan offered to you is subject to its various provisions, a common one being that solicitors will be on the approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for

I am planning on selling our house in Glyn Ceiriog and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing outfit rather than a conveyancing solicitor in Glyn Ceiriog. We have lived in Glyn Ceiriog for six years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.

It would appear that you have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

Leasehold Conveyancing in Glyn Ceiriog - Sample of Queries Prior to buying

Please tell me if there are any major works anticipated that will likely add a premium to the maintenance costs? Is there a share of the freehold? How many of the leaseholders are in arrears for their service charge payments?