Me and my partner are purchasing a flat in Gwersyllt. I might seem paranoid but how we can trust a solicitor? At some point we have to put our life savings into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

After much negotiation I have agreed a price on an apartment in Gwersyllt. My financial adviser pressured me to appoint their lawyer. I paid an upfront payment of £175. Soon after, the lawyer contacted me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

About to purchase house in Gwersyllt. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Gwersyllt conveyancer is on the Aldermore conveyancing panel.

My wife and I purchased a terraced Edwardian property in Gwersyllt. Conveyancing lawyer acted for me and Virgin Money. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the matching property. Is it worth asking Virgin Money to clarify?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gwersyllt and other areas of 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 check the situation with the conveyancing practitioner who conducted the work.

I'm refinancing my primary home to a BTL mortgage with Leeds Building Society and intend to use the remaining equity towards further property. The location we are interested in is Gwersyllt. Will your conveyancers be able to act for the two lenders and tie in the two deals?

Make use of our comparison tool on this site to be sure that the lawyers are on the relevant lender panels. Assuming that they are your solicitor should be able to tie up the two deals but you should have a chat with you conveyancer and specify your desired outcome and needs.

I am on look out for some leasehold conveyancing in Gwersyllt. Before diving in I require certainty as to the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and most are in Gwersyllt - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Gwersyllt Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying

The majority of Gwersyllt leasehold apartments will be liable to pay a service bill for maintenance of the block levied by the management company. Should you buy the apartment you will have to meet this liability, normally in instalments accross the year. This can differ from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a rentcharge to be met annual, this is usually not a exorbitant sum, say about £25-£75 but you need to enquire it because sometimes it could be many hundreds of pounds. Make sure you find out if there are any onerous prohibitions in the lease. For instance plenty of leases prohibit pets being allowed in in a block in Gwersyllt. If you love the apartmentin Gwersyllt but your cat can’t move with you then you will be faced hard choice. Is the freehold owned jointly by the tenants?

The conveyancers conducting our conveyancing in Gwersyllt has forwarded documents to review that state the property is unregistered with epitome documents. Surely all property in Gwersyllt should be registered?

Whilst most properties in Gwersyllt are now registered with HMLR there are still a few that are unregistered. Any property in Gwersyllt that has been purchased since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Gwersyllt property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Gwersyllt conveyancing lawyers should be capable of dealing with this type of conveyancing but where uncertainty exists the prevailing guidance presently is for the seller to undertake the registration formalities first and thereafter deal with the disposal - this undoubtedly cause a protracted conveyancing.