We see that you have a search directory identifying law firms on the Lloyds conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Wrexham?

We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Wrexham.

Do I need to pay for insurance to cover chancel repairs when buying a residence in Wrexham?

Unless a previous purchase of the property completed post 12 October 2013 you can take it that lawyers carrying out conveyancing in Wrexham to continue to advocate a chancel search and or insurance against a claim.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one close by in Wrexham I like with amenity areas and station in the vicinity, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Wrexham for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a home loan that many years will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

Due to sign contracts shortly on a ground floor flat in Wrexham. Conveyancing solicitors inform me that they will have a report out to me next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Wrexham should include some of the following:

The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Does the lease prohibit wood flooring? The length of the lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of the 80 year mark Repair and maintenance of the property Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?

Leasehold Conveyancing in Wrexham - A selection of Queries before Purchasing

The best form of lease structure is a share of the freehold. In this scenario the tenants enjoy being in charge if their destiny and notwithstanding that a managing agent is often employed if it is larger than a house conversion, the managing agent retained by the leaseholders. You should be aware if it is no more than 80 years it will impact the marketability of the property. Check with your bank that they are willing to to proceed given the lease term. A short lease means that you will most likely have to extend the lease at some point and it is worth discovering what this will be. Remember, in most cases you would be be obliged to have owned the residence for 24 months before you are eligible to extend the lease. How long is the Lease?

Me and my fiance have recently had an offer accepted on a apartment and had meeting on Wednesday with the Post Office for the mortgage. They advised me that when it comes to selecting a conveyancer that unless they are on their approved list of solicitors then we will have to pay out an extra charge of about two hundred pounds. This is because they would then have to appoint a property lawyer to act on their behalf in addition to the one we choose to act on our behalf and we are liable for their fees. I have requested the Post Office to furnish me with a list so I can request estimates only from their approved lawyers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a list online?

You can enquire of the Post Office what their panel criteria is for a conveyancer.Thereafter ask the lawyer of your choice whether they meet the criteria and have they acted on mortgages for the Post Office historically. If the answer to those is yes, then just clarify this with the Post Office. Alternatively please make use of our search facility and we should be able to identify a lawyer in Wrexham on the panel for the Post Office.