Is the fact that my conveyancer in Wrexham is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of her work?

That is more than likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Wrexham conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

My husband and I are hoping to buy a 2 bedroom apartment in Wrexham with a residential mortgage from Lloyds TSB Bank.We would like to retain our Wrexham conveyancing practitioner but Lloyds TSB Bank informed us she’s not on their approved list of firms. we are left little option but to use a Lloyds TSB Bank panel solicitor or keep our high street solicitor and pay for a Lloyds TSB Bank panel lawyer to act for them. This seems very unfair; Can we not simply insist that Lloyds TSB Bank use our lawyer?

Unfortunately,no. The home loan offered to you contains terms and conditions, a common one being that conveyancers will be on the Lloyds TSB Bank approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Lloyds TSB Bank

Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when acquiring a residence in Wrexham?

Unless a prior acquisition of the house completed after 12 October 2013 you could take it that conveyancing practitioners delivering conveyancing in Wrexham to continue to suggest a chancel search and or insurance against a claim.

I am using a search engine for the phrase cheap conveyancing in Wrexham it shows results of many property lawyerslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?

The ideal method of choosing a suitable conveyancer is via personal testimonial, so seek the opinion of friends and family who have acquired a property in Wrexham or a local estate agent or mortgage broker. Fees for conveyancing in Wrexham differ, so it's a good idea to obtain at least three estimates from different law firms. Dont forget to clarify what costs in the quote includes.

Would local authority permission be required to change a single dwelling into multiple flats in Wrexham? This has occurred to a property next door to my house in Wrexham and was not aware of the conversion until the works were done.

Planning Consent yes. Building Reg Approval yes.