Completion of my purchase has taken place for my property in Mold. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am selling my flat. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, are being a right pain. The Mold solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Mold solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Mold postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Mold.

About to purchase a new build flat in Mold. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

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

Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I am looking for a leasehold apartment up to £305k and found one near me in Mold I like with open areas and station in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Mold suitable, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

I am a sole trader wishing to lease a unit on a shopping parade. Can you recommend solicitors offering fixed charges for non-domestic conveyancing in Mold for under £2000?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Mold, including the disposal and acquisition of businesses as well as simply property. If you are intending to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. Regarding the fees this will depend on the structure and complexity of the deal. Please provide us with your details or phone so as to enable us to provide you with comprehensive commercial conveyancing calculation.

Am I best advised to use a Mold conveyancing solicitor in close proximity to the house I am purchasing? I have an old university friend who can deal with the legal formalities however they are based a couple of hundredkilometers drive away.

The benefit of a high street Mold conveyancing firm is that you can attend the office to execute documents, deliver your ID and pester them if necessary. Having local Mold know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were content that must outweigh using an unknown Mold conveyancing lawyer solely due to them being Mold based.