We are planning to acquire a property and need a conveyancing solicitor in Wrexham who is on the Yorkshire BS conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Wrexham.
My partner and I are downsizing from our house in Wrexham and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Wrexham lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using a national conveyancing practice as opposed to a conveyancing solicitor in Wrexham. Having lived in Wrexham for 5 years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
4 months have elapsed following my purchase conveyancing in Wrexham took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Wrexham differ for new build properties?
Most buyers of new build premises in Wrexham come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Wrexham typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wrexham or who has acted in the same development.
As co-executor for the estate of my aunt I am selling a property in Newport but reside in Wrexham. My lawyer (who is 250 miles from meneeds me to execute a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Wrexham who can attest this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Wrexham based
I own a leasehold house in Wrexham. Conveyancing and Lloyds TSB Bank mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Wrexham who previously acted has long since retired. Do I pay?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Wrexham conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Wrexham Leasehold Conveyancing - Sample of Queries Prior to buying
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If a Wrexham lease has fewer than eighty years it will affect the value of the flat. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will most likely need a lease extension sooner rather than later and you need to have some idea of what this will be. For most Wrexhamlease extensions you would be be obliged to have owned the property for 24 months in order to be entitled to extend the lease. It is important to be aware whether window replacement or some other major work is pending to be shared amongst the tenants and could well dramatically increase the the service charges or require a specific invoice. The answer will be helpful as a) areas can cause problems in the block as the common areas may begin to deteriorate if maintenance are not paid for b) if the tenants have a dispute with the managing agents you will wish to have all the details