I am obtaining a mortgage with Halifax. I would like to retain the legal services of a Licensed Conveyancer in Wrexham. Does the Halifax Conveyancing panel include Licensed Conveyancers?

The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Will our lawyer be asking questions regarding flooding as part of the conveyancing in Wrexham.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Wrexham. Some people will acquire a house in Wrexham, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, however there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Wrexham. The standard completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to determine if the property has suffered from flooding. If flooding has previously occurred which is not revealed by the owner, then a purchaser may bring a claim for damages as a result of such an misleading reply. A purchaser’s solicitors may also order an environmental search. This will disclose if there is a recorded flood risk. If so, additional investigations will need to be carried out.

I'm converting the mortgage on my current property to a buy to let mortgage with Norwich and Peterborough Building Society and intend to use the remaining equity as a deposit on a second property. The neighborhood we are talking about is Wrexham. Will your lawyers be able to act for the two lenders and link together the two deals?

Make use of our comparison tool on this site to check that the solicitors are approved by both mortgage companies. Having checked that they are your solicitor should be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and specify your expectations and needs.

We're first time buyers - had an offer accepted, but the agent informed us that the owners will only issue a contract if we use their chosen solicitors as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer who is familiar with conveyancing in Wrexham

We suspect that the owner is not behind this demand. If they desire ‘a quick sale', alienating a serious purchaser is counter productive. Bypass the agents and go straight to the owners and make the point that (a)you are serious buyers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Wrexham conveyancing solicitors - rather thanthe ones that will give the negotiator at the agency a referral fee or meet his conveyancing targets demanded by HQ.

I today plan to offer on a house that seems to meet my requirements, at a great price which is making it more attractive. I have since been informed that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Wrexham. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Wrexham ?

Most houses in Wrexham are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Wrexham so you should seriously consider looking for a Wrexham conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your lawyer should report to you on the legal implications.