We are purchasing a 3 bedroom semi in Wrexham. The intention is to carry out an extension to the side at the house.Will legal work on the property include enquiries to ascertain if these alterations are prohibited?

Your property lawyer should review the registered title as conveyancing in Wrexham can on occasion reveal restrictions in the title documents which prevent categories of works or necessitated the permission of another owner. Some works call for local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

We have agreed to purchase a house in Wrexham. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?

As you are obtaining a mortgage with Bank of Ireland your lawyer must follow the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Bank of Ireland where a lease does not satisfy these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to Wrexham.

I'm at the point of viewing flats in Wrexham and I am about to put in an offer. Is it best to have my lawyer on ‘stand by’? I am planning to take a mortgage with RBS.

It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.

About to purchase a new build apartment in Wrexham. Conveyancing is a frightening process 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 legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Wrexham

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I have been recommended by a number of property agents in Wrexham to select a conveyancer on your site. Is there a financial upside for Estate Agents to market your site over and above another?

We refuse to make any commission for sending work to this site. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

As co-executor for the will of my grandfather I am selling a property in Cardiff but I am based in Wrexham. My conveyancer (approximately 300 kilometers awayneeds me to execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Wrexham to witness this legal document for me?

strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Wrexham based

I am intending to rent out my leasehold apartment in Wrexham. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Some leases for properties in Wrexham do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I bought a leasehold flat in Wrexham, conveyancing formalities finalised in 2007. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Wrexham with a long lease are worth £176,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2074

You have 50 years left to run we estimate the price of your lease extension to span between £31,400 and £36,200 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.