I am in the process of selling my apartment in Connahs Quay and the EA has just telephoned to say that the purchasers are swapping solicitor. The reason given is that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a big named mortgage company only deal with specific lawyers rather the firm that they want to choose for their conveyancing in Connahs Quay ?

Lenders have always had panels of law firms they are content to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lenders point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to disclose 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 are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.

Is it realistic for conveyancing in Connahs Quay to be completed inside a month?

In a situation where the seller is applying pressure to sign contracts it is highly recommended that your solicitor is familiar with the area as they will have local relationships and knowledge. It is possible that they could have conducted previousproperties in the same road. Therefore consider using a Connahs Quay conveyancing firm. Second, make sure that the lawyer is on the lender panel. It is claimed that 18% of Connahs Quay conveyancing transactions are frustrated or derailed after discovering a buyer’s solicitor was not on their mortgage lender’s member panel. This can often result in the legal transfer of property being frustrated by as much as 21 days. It is claimed that this issue affects approximately one hundred thousand home sales annually. Many Connahs Quay conveyancing practices can not represent certain lenders so do check as early as possible.

I am considering applying for a Leeds Building Society mortgage for purchase of a new build (under development) in Connahs Quay with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?

There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Me and my brother purchased a terraced Georgian house in Connahs Quay. Conveyancing practitioner represented me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Connahs Quay and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing lawyer who completed the work.

I have just started marketing my garden flat in Connahs Quay. Conveyancing lawyers have not yet been instructed, but I have just received a yearly maintenance charge invoice – what should I do?

The sensible thing to do is discharge the maintenance contribution as you normally would given that all ground rent and service payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Connahs Quay Leasehold Conveyancing - Sample of Questions you should ask Prior to buying

The best form of lease arrangement is where the freehold title is owned by the leaseholders. In this scenario the tenants enjoy being in charge if their destiny and even though a managing agent is often retained where the building is larger than a house conversion, the managing agent is directed by the tenants. How many of the leaseholders are in arrears for their maintenance charge payments? It is important to be aware whether changing the roof or some other significant cost is due in the near future to be shared amongst the leasehold owners and will dramatically increase the the maintenance costs or require a one off invoice.