Am I correct in assuming that the fact that my conveyancer in Gwersyllt is not on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Gwersyllt conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

We are planning to move home in February. Does my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Gwersyllt. Conveyancing solicitor was found before I stumbled across this website.

On the day of completion you will need to pick up the house keys from the estate agent however this can only happen once the previous owners conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you will need to tell the removal company that you are ready to move in. We do not recommend a specific removal organisation but can help you locate a conveyancing in Gwersyllt or a legal practice that specialises in conveyancing in Gwersyllt.

I am currently in the process of buying my council flat in Gwersyllt. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

After weeks of negotiation I have agreed a price on a house in Gwersyllt. My financial adviser suggested a lawyer. I paid an advanced payment of £150. Shortly after, the conveyancer contacted me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I used Action Conveyancing a few years past for my conveyancing in Gwersyllt. Now, I need the documents however the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Gwersyllt of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Due to the encouragement of my in-laws I had a survey completed on a property in Gwersyllt prior to instructing solicitors. I have been told that there is a flying freehold element to the property. My surveyor has said that some banks tend refuse to give a mortgage on such a home.

It depends who your proposed lender is. Santander has different requirements from Nationwide. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Gwersyllt. Conveyancing may be slightly more expensive based on your lender's requirements.

What are the common problems that you witness in leases for Gwersyllt properties?

Leasehold conveyancing in Gwersyllt is not unique. Most leases are individual and legal mistakes in the legal wording can result in certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party. Insurance obligations

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , The Mortgage Works, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to pull out.

Leasehold Conveyancing in Gwersyllt - Sample of Questions you should consider before Purchasing

Does the lease have onerous restrictions? In the main the cost for major works are not included within service charges, albeit that a few managing agents in Gwersyllt obliged leasehold owners to pay into a reserve fund created for the specific intention of building a fund for major works. How much is the ground rent and service charge?