My husband and I are planning to acquire a flat in Chirk and have appointed a Chirk conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Godiva Mortgages Ltd have this morning contacted us to advise us that they have now hit a problem as our Chirk conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also represent 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 lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Chirk solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
I am buying a property for cash in Chirk. I have resided for the previous Seventeen years in Chirk. Conveyancing searches are exorbitant. As I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the Chirk conveyancing searches are at your discretion. Your lawyer will 'advise', perhaps strongly, that you should have searches carried out, but she is duty bound to do this. Do bear in mind; if you are likely to sell the house in the future, it will likely be be of interest to your prospective purchaser what the searches determine. Sometimes houses with functional issues can still show up negative search results. A competent conveyancing solicitor in Chirk will be able to give you some sensible guidance here.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Chirk. My lender is Nationwide Building Society
Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 3/10/2025, the requirements read as follows :
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who handled the conveyancing in Chirk 10 years ago are no longer around. What are my options?
You no longer need to have the physical official documentation to establish that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.
Taking into account that I am about to spend hundreds of thousands of pounds on a property in Chirk I wish to have a conversation with the solicitor about myhome move prior to giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your property ownership legalities in Chirk.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Chirk should be the figure that you are charged.
Due to sign contracts shortly on a garden flat in Chirk. Conveyancing solicitors assured me that they will have a report out to me tomorrow. What should I be looking out for?
The report on title for your leasehold conveyancing in Chirk should include some of the following:
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if lease has a provision for a reserve account for major works? What the implications are if you are in breach of your lease terms? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? What options are open to you if a neighbour is in violation of a provision in their lease?
I invested in buying a leasehold flat in Chirk, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Chirk with a long lease are worth £185,000. The ground rent is £65 invoiced every year. The lease terminates on 21st October 2086
With 61 years unexpired we estimate the premium for your lease extension to range between £19,000 and £22,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.