I am in the process of selling my ground floor flat in Bodelwyddan and the EA has just called to say that the buyers are switching solicitor. The excuse is that the bank will only deal with property lawyers on their approved list. Why would a leading mortgage company only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Bodelwyddan ?

Banks have always had panels of law firms that can act for them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Lenders point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal 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 purchasers are unlikely to have any sway in the decision.

We are about to sign contracts for a property in Bodelwyddan. We have hit a snag. The loan offer with Bank of Ireland runs out on 22/9/2025 but the sellers are suggesting a completion date of 24/9/2025. Can one prolong the loan expiry date?

The best person to address this question is your lawyer who should determine if they should be discussing with the bank, vendor’s lawyers, property agents or indeed all three given the circumstances your transaction as of today.

It is a dozen years since I purchased my property in Bodelwyddan. Conveyancing solicitors have just been appointed on the sale but I can't track down the title deeds. Will this cause complications?

Don’t worry too much. First the deeds may be with the lender or they may be archived with the conveyancers who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Bodelwyddan involves registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.

Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in Bodelwyddan?

Its becoming the norm that commercial conveyancing solicitors in Bodelwyddan will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Bodelwyddan. The search result provides definitive information 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 Bodelwyddan.

For every commercial conveyancing transaction in Bodelwyddan it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Bodelwyddan commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Bodelwyddan.

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

It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bodelwyddan. Conveyancing will be smoother if you use a solicitor in Bodelwyddan especially if they are accustomed to such properties in Bodelwyddan.