I am progressing with the sale of my ground floor flat in Glyn Ceiriog and the estate agent has just called to say that the purchasers are appointing a new property lawyer. The excuse is that the lender will only engage with solicitors on their approved list. On what basis would a big named mortgage company only work with certain lawyers rather the firm that they want to select to handle their conveyancing in Glyn Ceiriog ?

Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Banks point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms 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 buyers are unlikely to have any impact on this.

Are the BSA intent on creating a online directory to to identify law firms on the Earl Shilton BS conveyancing panel for example in Glyn Ceiriog?

We would not expect to be advised of any plans on the part of the BSA to promote such a register.

We are planning on selling our house in Glyn Ceiriog and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed an internet conveyancing practice rather than a conveyancing solicitor in Glyn Ceiriog. We have lived in Glyn Ceiriog for 4 years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of 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 health insurance to cover that same sickness)

I am using a search engine for the words cheap conveyancing in Glyn Ceiriog it reveals many conveyancerslocally. With so much choice what is the best way to find the right conveyancer for the sale of my house?

The ideal method of seeking a suitable conveyancer is through a personal testimonial, so enquire of friends and family who have bought a property in Glyn Ceiriog or a local estate agent or financial adviser. Fees for conveyancing in Glyn Ceiriog differ, so it's a good idea to request at least three costs illustrations from different solicitors. Be sure to secure confirmation what costs in the quote includes.

We expect to complete the disposal of our £200,000 flat in Glyn Ceiriog next week. The management company has quoted £324 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Glyn Ceiriog?

For the majority of leasehold sales in Glyn Ceiriog conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering pre-contract questions Where consent is required before sale in Glyn Ceiriog Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Glyn Ceiriog leasehold property is £350. For Glyn Ceiriog conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

Glyn Ceiriog Leasehold Conveyancing - Sample of Queries before Purchasing

What prohibitions are there in the Glyn Ceiriog Lease? It would be prudent to find out as much as you can regarding the managing agents as they can either make your life much simpler or problematic. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to every day matters like the cleanliness of the communal areas. You should not be shy to ask prospective neighbours what they think of their management. In conclusion, investigate as to the dates that you are obliged pay the maintenance charge to the relevant party and precisely how they are spending the funds. What is the maintenance charge and ground rent on the flat?