How up to date is your database of Prestatyn solicitors on the Virgin Money conveyancing panel? Do Virgin Money send you an updated list?

Prestatyn conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.

When researching consumer advice sites for a conveyancing lawyer in Prestatyn, many advise that I must look for a CQS accredited solicitor. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's biggest lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Society for Licensed Conveyancers. Prestatyn is one of the many areas of the UK where there are CQS lawyers.

I am 3 weeks into a freehold purchase having been referred to conveyancers by the selling agent to perform conveyancing in Prestatyn. We are not happy. Can you you assist me in finding new lawyers?

They would have to be very bad in order to consider replacing them. Has your loan offer been generated? If so you must inform them of the new contact details and have the offer are issued to the new lawyers. Your conveyancer should be on the mortgage company panel to avoid escalating costs and complications. That should be your starting point. The find a solicitor tool can help you find a bank approved conveyancer for your home move in Prestatyn

Due to exchange soon on a basement flat in Prestatyn. Conveyancing solicitors have said that they report fully next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Prestatyn should include some of the following:

Who has the liability to repair and maintain the main walls and foundations. It is essential for you to know which party is duty bound to repair and maintenance of all parts of the block and communal areas Are you allowed to have a pet in the flat? Information as to the provision in the lease to pay service charges - in respect of the block, and the more general rights a lessee has You should be told what counts as a Nuisance in the lease

Prestatyn Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

For many Prestatyn leaseholds the outlay for major works are not built into the service charges, although a few managing agents in Prestatyn require tenants to contribute towards a sinking fund created for the specific purpose of establishing a fund for larger repairs or maintenance. Most Prestatyn leasehold apartments will be liable to pay a service charge for maintenance of the block invoiced by the management company. Should you purchase the flat you will have to meet this amount, normally periodically during the year. This may be anything from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. In all probability there will be a rentcharge for you to pay annual, this is usually not a exorbitant sum, say approximately £25-£75 but you should to enquire as sometimes it could be many hundreds of pounds. Be sure to investigate if the the lease includes any unreasonable restrictions in the lease. By way of example it is fairly common in Prestatyn leases that pets are not allowed in certain buildings in Prestatyn. If you like the apartmentin Prestatyn but your dog is not allowed to make the move with you then you have a very difficult compromise.

My a decade ago. He has since got married, divorced and in recent months got remarried. He will be marketing the apartment this October. I think he will simply be requested to provide a copy of his marriage certificates to the property lawyer however he is anxious it could delay the sale of the property. Is it worth updating the Land Registry documents for the property?

It is not absolutely necessary to update the title for the property on the basis that you have the proof needed to show how the name change occurred.

The purchaser’s solicitor should examine the land registry information and require evidence to prove the name change e.g. marriage certificates.