I am selling my home in Llangollen and the estate agent has just e-mailed to advise that the purchasers are appointing a new conveyancer. The reason given is that the lender will only deal with solicitors on their approved list. Why would a big named mortgage company only work with certain law firms rather the firm that they want to select for their conveyancing in Llangollen ?

UK lenders have always had panels of law firms they are content to work with, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lenders point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to reveal 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 do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.

My uncle passed away six months ago and as sole heir and executor I was left the property in Llangollen. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?

Where you plan to re-mortgage then Nationwide will insist on your using a conveyancer on the Nationwide conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nationwide conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nationwide mortgage is registered as a charge at the Land Registry.

The deeds to my home are lost. The solicitors who dealt with the conveyancing in Llangollen 4 years ago have long since closed. What do I do?

Nowadays there are duplicates made of almost everything, and your lawyer will know precisely where to look for all the relevant paperwork so you can buy or sell your property without any difficulty. Where copies can’t be found, your conveyancer may be able to put in place insurance or indemnities against future claims on your premises.

About to purchase a new build apartment in Llangollen. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Llangollen

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I'm remortgaging my current property to a BTL loan with HSBC Bank and intend to use the remaining equity towards another property. The area we are looking at is Llangollen. Will your lawyers be able to act for the two lenders and tie in the transactions?

Make use of our search tool on this page to ensure that the conveyancers are approved by both lenders. Having checked that they are your conveyancer should be able to simultaneously deal with the two transactions but you should talk with you lawyer and specify your desired outcome and requirements.