I am looking to buy a flat and need a conveyancing solicitor in Arthog who is on the Leeds Building Society solicitor. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Leeds Building Society in certain locations such as Arthog. We dont recommend any particular firm.

Is it the case that all Arthog solicitors on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the HSBC conveyancing panel they would need to be governed by the SRA. Some lenders do permit licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

I had a mortgage agreed in principle with Virgin Money. Arthog conveyancing lawyers were instructed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

There is no definitive answer here. Have Virgin Money conducted the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The formalities of my remortgage has taken place for my property in Arthog. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

My partner and I are selling our home in Arthog and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using an online conveyancing outfit rather than a conveyancing solicitor in Arthog. Having lived in Arthog for 5 years we know that this is a non issue. Do we contact our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

How does conveyancing in Arthog differ for new build properties?

Most buyers of new build or newly converted property in Arthog approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in Arthog typically buy the site, 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 Arthog or who has acted in the same development.

There are only 72 years remaining on my lease in Arthog. I am keen to get lease extension but my freeholder is can not be found. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to find the lessor. On the whole an enquiry agent would be useful to try and locate and prepare an expert document to be used as proof that the landlord is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the application to the County Court overseeing Arthog.

Arthog Leasehold Conveyancing - Examples of Queries Prior to buying

Does the lease have onerous restrictions? Best to be warned if changing the roof or some other major work is coming up that will be shared amongst the tenants and will dramatically increase the the maintenance costs or result in a specific payment. The answer will be helpful as a) areas can cause problems for the block as the common areas may start to deteriorate if maintenance remain unpaid b) if the leaseholders have an issue with the managing agents you will wish to have all the details