I am one month into the sale of my flat in Rhosllanerchrugog and the EA has just e-mailed to warn that the purchasers are appointing a new law firm. I am told that this is due to the fact that the bank will only deal with property lawyers on their approved list. On what basis would a major mortgage company only engage with specific law firms rather the firm that they want to choose for their conveyancing in Rhosllanerchrugog ?
Lenders have always had panels of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Mortgage companies blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
About to place a bid on a leasehold flat in Rhosllanerchrugog. The property agents advise that it is the norm for flats in Rhosllanerchrugog to have less than 75 years left on the lease. I am obtaining a loan with Chelsea Building Society. Is this going to be acceptable if the lease has 70 years to go.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 7/5/2025 the requirements read as follows :
I require expedited conveyancing in Rhosllanerchrugog as I have an ultimatum to complete inside 2 weeks. Thankfully I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?
As you are not obtaining a home loan you have the choice not to have searches conducted although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Rhosllanerchrugog the following are instances of what can crop up and therefore impact the marketability of the property: Enforcement Actions, Overdue Charges, Outstanding Grants, Railway Schemes,...
Just had an offer accepted on a new build flat in Rhosllanerchrugog. Conveyancing is necessary evil 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.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Rhosllanerchrugog
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There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Rhosllanerchrugog and how can you help?
The 1954 Act gives protection to business tenants, giving them the legal entitlement to apply to court for a new lease and remain in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Rhosllanerchrugog is one of our numerous areas of the UK in which the firms we work with have offices
My brother is buying a garden flat in Rhosllanerchrugog. He has received an estimate by the lawyer suggested by the selling agents totaling £1385 . It was ten years ago I sold and purchased a property and the fee was £just under six hundred pounds. Have fees really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Rhosllanerchrugog searches, land registry fees, etc)