I am progressing with the sale of my ground floor flat in Bodelwyddan and the EA has just called to say that the buyers are appointing a new property lawyer. The reason given is that the bank will only work with solicitors on their approved list. On what basis would a major lender only work with certain solicitors rather the firm that they want to select for their conveyancing in Bodelwyddan ?

Mortgage companies have always had an approved set of law firms that can represent them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Banks justify this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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 buyers are unlikely to have any impact on this.

I used Stirling Law several years ago for my conveyancing in Bodelwyddan. Now, I need the documents however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bodelwyddan of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Bodelwyddan. Conveyancing is necessary evil 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.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Bodelwyddan

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. 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. Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I've recently bought a leasehold house in Bodelwyddan. Do I have any liability for service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Bodelwyddan Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

What is the yearly maintenance fee and ground rent? Does the lease have onerous restrictions? It would be wise to find out as much as you can concerning the company managing the building as they can either make your life much easier or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to practical matters such as the cleanliness of the common parts. Enquire of other tenants if they are happy with them. In conclusion, investigate as to the dates that you are obliged pay the service charge to the managing agents and precisely what it includes.

Can you please explain what options are available to me if my Bodelwyddan conveyancing searches shows adverse entries?

Ordinarily, almost all problems arising from Bodelwyddan conveyancing search results can be handled ahead of completion or indemnity insurance may be put on cover. You need to remember that although you intend on acquiring the premises and may be willing to accept the search results, your building society or bank may not, and when all said and done the decision rests with them.