The Llangollen conveyancing lawyers that I recently instructed on my purchase in Llangollen have without warning closed. I only went with them because I needed a solicitor on the Barclays conveyancing panel and my previous Llangollen lawyer was not. I paid them 275 plus VAT on account. What are my options?

If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.

My wife and I buying a 3 bedroom semi in Llangollen. We would like to an extension at the rear at the property.Will the conveyancing process involve investigations to determine if these works are allowed?

Your conveyancer will review the deeds as conveyancing in Llangollen will on occasion identify restrictions in the title documents which prohibit categories of alterations or necessitated the permission of another owner. Some works require local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.

I have decided to exercise my right to buy my property in Llangollen off the council. I have a mortgage offer with Barclays. 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 Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

The formalities of my purchase has taken place for my property in Llangollen. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

We are intent on selling our house in Llangollen and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the purchasers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Llangollen. Having lived in Llangollen for six years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with 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 illness)

I was advised by two or three local selling agents in Llangollen to locate a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to recommend your site over another?

We don’t offer any referral fee for directing people our way. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I own a leasehold house in Llangollen. Conveyancing and Nationwide Building Society mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Llangollen who acted for me is not around. Do I pay?

The first thing you should do is contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Llangollen conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Llangollen Leasehold Conveyancing - A selection of Queries before Purchasing

The answer will be helpful as a) areas can result in problems in the building as the communal areas may begin to deteriorate where services are not paid for b) if the leasehold owners have a dispute with the running of the building you will wish to have full disclosure In the main the cost for major works are not built into the maintenance charges, although some managing agents in Llangollen require leaseholders to contribute towards a reserve fund created for the specific purpose of building a fund for larger works. How is the lease structured?