All was ready to complete my purchase in Llandegla next Monday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What does the insurance need to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not limited to conveyancing in Llandegla.

When it comes to lenders such as Kent Reliance, do Llandegla conveyancers have to pay a fee to be on the list of approved solicitors?

We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

We are getting the release of further funds on our home loan from HSBC as we intend to conduct improvements to our house in Llandegla. Are we obliged to appoint a bricks and mortar Llandegla solicitor on the HSBC conveyancing panel to deal with the legals?

HSBC do not ordinarily require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.

I am currently in the process of buying my council flat in Llandegla. I have a mortgage offer with Clydesdale. 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 Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

How does conveyancing in Llandegla differ for new build properties?

Most buyers of new build or newly converted property in Llandegla approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because developers in Llandegla typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llandegla or who has acted in the same development.

I'm refinancing my existing home to a buy to let loan with The Royal Bank of Scotland and intend to use the remaining equity towards further house. The neighborhood we are looking at is Llandegla. Will your conveyancers be able to act for the two banks and link together the conveyances?

Make use of our search tool on this page to ensure that the lawyers are on the relevant lender panels. On the basis that they are the solicitor will be able to tie up the two deals but you should talk with you solicitor and specify your desired outcome and requirements.

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.