My wife and I are looking to purchase a flat in Connahs Quay and have instructed a Connahs Quay conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Barclays Direct have this evening contacted us to advise us that there is now an issue as our Connahs Quay lawyer is not on their conveyancing panel. What do we do from here?

Where you are buying a property requiring a mortgage it is conventional for the purchasers' lawyers 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 solicitor should contact your bank 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 lender’s conveyancing panel as you are at liberty to use your preferred Connahs Quay lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

Me and my partner are due to exchange on the purchase of a property in Connahs Quay but as a consequence of wreckage from a small fire at the property I have was able negotiate compensation from the vendor in the sum of £2k in the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement but Clydesdale are not allowing this. Should they have been informed?

Any property lawyer that is on a Clydesdale conveyancing panel is duty bound to inform Clydesdale of any amendments to the purchase price. If you were to refuse your conveyancer to report the reduction to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new conveyancing practitioner for your conveyancing in Connahs Quay.

I require fast conveyancing in Connahs Quay as I am under an ultimatum to complete in less than 3 weeks. Thankfully I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?

If.Given you are not obtaining a home loan you are at liberty not to have searches carried out although no solicitor would advise that you don't. With lots of history conveyancing in Connahs Quay the following are instances of what can crop up and adversely affect the marketability of the property: Enforcement Actions, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

I am buying a new build flat in Connahs Quay. 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 legal work.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Connahs Quay

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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.

I am 18 days into a leasehold purchase having been recommend to solicitors by the local agent to carry out the conveyancing in Connahs Quay. We are not happy. Could you help me find new conveyancers?

A lawyer would have to be very bad to suggest changing them. Has the loan offer been sent? In the event that it has you must advise them of the replacement solicitor and get the loan are re-issued. The conveyancer needs to be on the mortgage company panel to avoid added costs and complications. That should be your first question of the new solicitors. Our find a solicitor tool should help you find a lender approved lawyer for your conveyancing in Connahs Quay