I am helping my mother sell her property in Ruabon. Does the solicitor commission an energy assessment or do I organise this?

After the demise of HIPs, EPC’s remained a mandatory element of selling a property. An energy assessment must be commissioned in advance of the property being advertised. It is not a task that law firms ordinarily organise. Where you are instructing a Ruabon conveyancing solicitor they may help arrange energy performance certificates given their relationships with long established local accredited person

We had chosen conveyancing lawyers based in Ruabon on the Nationwide solicitor panel. They have just billed me a further sum for handling the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor can levy a fee for this. The charge is not dictated by Nationwide but by your Ruabon conveyancer. Plenty of firms on the Nationwide panel will quote ’dealing with mortgage’ fee and others do not.

I had an offer accepted on a house in Ruabon on 19/9/2024, valuation was booked five days later, received a clean bill of health. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.

Do commercial conveyancing searches reveal planned roadworks that may impact a commercial premises in Ruabon?

Many commercial conveyancing solicitors in Ruabon will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Ruabon. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ruabon.

For every commercial conveyancing transaction in Ruabon it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Ruabon commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Ruabon.

I am buying my first flat in Ruabon benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of additionals instead. The sale representative suggested that I not to tell my lawyer about this extras as it will adversely affect my loan with the lender. Is this normal?.

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.

Due to the guidance of my in-laws I had a survey completed on a house in Ruabon in advance of retaining conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some banks will refuse to issue a loan on this type of premises.

It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ruabon. Conveyancing may be slightly more expensive based on your lender's requirements.

How difficult is it to transfer to a new conveyancer as I need to choose a firm on the Nottingham Building Society conveyancing panel. I was using a local conveyancing solicitor in Ruabon five minutes from me but the firm is not approved by Nottingham Building Society

We will our best to assist in finding you a conveyancing solicitor in Ruabon on the Nottingham Building Society panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Ruabon. In making use of the find a conveyancing solicitor tool on this page, you can contrast charges for conveyancing solicitors in Ruabon and throughout England and Wales.