I am nearing exchange of contracts for my apartment in Meliden and the estate agent has just telephoned to say that the purchasers are appointing a new law firm. The reason given is that the lender will only engage with solicitors on their conveyancing panel. On what basis would a big named lender only deal with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Meliden ?

Banks have always had panels of law firms that can act for them, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lenders justify this action to a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise 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.

I used Arc property Solicitors several years past for my conveyancing in Meliden. I now require my papers but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Meliden of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Meliden differ for new build properties?

Most buyers of new build property in Meliden approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in Meliden typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Meliden or who has acted in the same development.

I am looking for a ground for flat up to £305k and found one close by in Meliden I like with open areas and transport links in the vicinity, the downside is that it only has 51 years unexpired on the lease. There is not much else in Meliden in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a mortgage the remaining unexpired lease term may be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you can request that they start the process of the extension 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 solicitor regarding this matter.

I'm refinancing my primary house to a BTL loan with Leeds Building Society and intend to use the remaining equity as a deposit on a second property. The neighborhood we are interested in is Meliden. Will your solicitors be able to act for the two banks and link together the transactions?

Do use our search tool on this page to be sure that the solicitors are approved by both mortgage companies. On the basis that they are your conveyancer will be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and specify your expectations and needs.