Is the fact that my solicitor in Gresford is not on my mortgage company's conveyancing panel that there is a problem with the standard of his work?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Gresford conveyancing firm and enquire why they are no longer on the approved list for your bank.

Due to move into my new home in Gresford next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These obligations are not limited to conveyancing in Gresford.

I am buying a semi-detached house in Gresford. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Gresford you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Gresford.

I am downsizing from our property in Gresford and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Gresford lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing firm as opposed to a conveyancing solicitor in Gresford. We have lived in Gresford for six years we know of no issue. Do we contact our local Authority to get clarification that there is no issue.

It sounds as though you may have a conveyancing solicitor already. What do they say? You need to enquire of 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 illness)

I am purchasing my first flat in Gresford with a mortgage from Norwich and Peterborough Building Society. The builders would not move on the price so I negotiated 6k of additionals instead. The sale representative suggested that I not disclose to my solicitor about this side-deal as it will affect my mortgage with Norwich and Peterborough Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.