We are buying a 1 bedroom apartment in Llandegla with a mortgage. We have a Llandegla solicitor, but the bank advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Llandegla property lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; can we not require that the bank use our Llandegla solicitor ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your Llandegla conveyancing solicitor to apply to be on the conveyancing panel.

Please could you vouch for a Clydesdale allowed Llandegla conveyancing solicitor that can complete within 28 days? Am I best advised to choose a local Llandegla practice or a nationwide firm?

We can recommend some very good Llandegla conveyancing firms. Another option is to visit the main road in Llandegla. Approach a couple of law practices and ask to speak with a conveyancing solicitor for a quote. Discuss your time frames together with the reasons and get an assurance on speed. Appoint the lawyer that genuine.

What is the first thing I need to know about purchase conveyancing in Llandegla?

You may not hear this from too many lawyers but conveyancing in Llandegla or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of room for conflict between you and others involved in the ownership transfer. For example, the vendor, property agent and on occasion a lender. Selecting a lawyer for your conveyancing in Llandegla an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose role it is to look after your best interests and to keep you safe.

Every so often a third party with a vested interest will try and persuade you that you should follow their advice. For instance, the estate agent may claim to be assisting by claiming that your lawyer is slow. Or your mortgage broker may tell you to do take action that is against your lawyers advice. You should always trust your lawyer above all other parties in the conveyancing process.

We are buying a terrace house in Llandegla. Our aim is to an extension at the rear at the property.Will the conveyancing process include investigations to ascertain if these alterations were previously refused?

Your solicitor should review the registered title as conveyancing in Llandegla can occasionally identify restrictions in the title documents which restrict certain alterations or necessitated the permission of a 3rd party. Many extensions require local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.

Is it the case that all Llandegla conveyancing solicitors on the Virgin Money conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Virgin Money conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in such a situation the practice would be regulated by the CLC.

Completion of my purchase has taken place for my property in Llandegla. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I have been on the look out for a ground for flat up to £245,000 and found one near me in Llandegla I like with a park and railway links in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Llandegla suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.