Me and my fiance are buying a maisonette in Llangollen. My Solicitor has never been on on the bank conveyancing panel. Am I still permitted to retain my Llangollen conveyancing solicitor notwithstanding that they are not on the lender panel?

One will need to instruct a solicitor to complete the legal work required when you take out a mortgage to purchase your home. The solicitor will conduct all the appropriate legal checks on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is in order. You can instruct a Llangollen solicitor of your choosing. However, if the conveyancing practitioner appointed is not on the bank approved list further charges will be incurred as separate legal representation will be required by them. Lender panel applications can be submitted, so if your solicitor has not in the past sought membership they can do so.

I purchased my flat on 12 June and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Llangollen expressed confidence that it will be formalised in less than a month. Are properties in Llangollen particularly slow to register?

As far as conveyancing in Llangollen is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can adjust depending on who lodges the application, whether it is in order and whether the Land registry need to notify any third persons or bodies. As of today in the region of three quarters of submission are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Historically registration takes place after the new owner has moved in to the premises thus registration formalities is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.

I am thinking of appointing a conveyancing practitioner in Llangollen for my sale. Is there any facility to check a firm’s complaints history with the profession’s regulator?

Anyone may find published Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.

My wife and I purchased a leasehold house in Llangollen. Conveyancing and Leeds Building Society mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Llangollen who previously acted has now retired. What should I do?

First contact HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Llangollen conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Llangollen - Examples of Queries Prior to buying

For many Llangollen leaseholds the cost for major works tend not to be incorporated into the service charges, albeit that there some managing agents in Llangollen obliged leaseholders to contribute towards a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance. Where a Llangollen lease has less than 80 years it will have adverse implications on the marketability of the flat. Check with your lender that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably have to extend the lease at some point and it is worth discovering what this will be. For most Llangollenlease extensions you will be be obliged to have been the owner of the residence for two years in order to be legally able to carry out a lease extension. Are there any major works in the planning that could add a premium to the maintenance costs?

I happen to be an executor of my recently deceased parent's Will, with a bungalow in Llangollen which will be sold. The property has never been registered at the Land Registry and I'm advised that some purchasers will insist that it is in place before they will proceed. What's the mechanism for this?

In the situation that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.