I am acquiring an apartment in Rhosllanerchrugog. My Solicitor is not listed on the lender approved panel. Am I still permitted to continue with my Rhosllanerchrugog conveyancing solicitor even though they are excluded from the lender list of approved lawyers?

Various options include

• Carry on with your chosen Rhosllanerchrugog property lawyer but your bank will undoubtedly use a lawyer on their approved panel. The net result is additional charges and likely frustration.
• Get a fresh conveyancer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
• Convince your solicitor to attempt to join the lender panel

It is 10 years ago since I purchased my home in Rhosllanerchrugog. Conveyancing solicitors have recently been retained on the sale but I am unable to locate the deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly there is a chance that the deeds will be with your lender or they could be in the possession of the lawyers who handled your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Rhosllanerchrugog involves registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.

Will my conveyancing lawyers need to check that the building insurance when buying a house in Rhosllanerchrugog. My lender is Virgin

Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 17/7/2025, the requirements read as follows :

I'm purchasing my first flat in Rhosllanerchrugog with a loan from Nationwide Building Society. The sellers would not reduce the price so I negotiated £7000 of extras instead. The house builders rep told me not disclose to my lawyer about the deal as it would put at risk my loan with Nationwide Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

What advice can you give us when it comes to finding a Rhosllanerchrugog conveyancing firm to deal with our lease extension?

If you are instructing a property lawyer for your lease extension (regardless if they are a Rhosllanerchrugog conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Rhosllanerchrugog conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:

How many lease extensions have they completed in Rhosllanerchrugog in the last twenty four months?

Rhosllanerchrugog Conveyancing for Leasehold Flats - Examples of Queries before buying

It is important to be aware whether redecorating or some other significant cost is due in the near future to be shared between the leasehold owners and could well dramatically increase the the maintenance charges or result in a one time payment. Generally speaking the cost for major works are not included within service charges, although a few managing agents in Rhosllanerchrugog obliged tenants to pay into a reserve fund created for the specific intention of establishing a fund for larger works.