My wife and I are planning to buy a property in Rhosllanerchrugog and have instructed a Rhosllanerchrugog conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Nottingham Building Society have this evening contacted us to advise us that there is now an issue as our Rhosllanerchrugog lawyer is not on their approved list of lawyers. Is this a problem?

When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Rhosllanerchrugog lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

I am assisting my niece sell her property in Rhosllanerchrugog. Will the conveyancing solicitor arrange an energy performance certificate or do I organise this?

After the demise of Home Packs, energy assessments became a mandatory element of moving house. An energy assessment must be to hand in advance of the property being marketed. This is not something that lawyers normally arrange. Where you are instructing a Rhosllanerchrugog conveyancing practitioner they might be able to arrange EPC’s given their relationships with reputable local assessors

I am currently in the process of buying my council flat in Rhosllanerchrugog. I have a mortgage agreed with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

I am selling my house. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being a right pain. The Rhosllanerchrugog solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.

A colleague suggested that if I am purchasing in Rhosllanerchrugog I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is usually quoted for as part of the standard Rhosllanerchrugog conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Rhosllanerchrugog around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Rhosllanerchrugog.

About to purchase a new build apartment in Rhosllanerchrugog. 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 selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Rhosllanerchrugog

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

My company is hoping to take an assignment of a lease of a shop on the high street. Can you recommend lawyers offering no-sale-no costs for non-domestic conveyancing in Rhosllanerchrugog for below £2000?

We can recommend firms who host a wealth of experience of commercial conveyancing in Rhosllanerchrugog, including the disposal and purchase of businesses as well as simply property. Whether you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. Regarding the charges these will vary based on the structure and nuances of the proposed transaction. Please provide us with your contact information or phone so as to enable us to furnish you with a detailed commercial conveyancing quote.