My Barmouth conveyancer has spotted a discrepancy between the assumptions in the valuation survey and what is revealed within the conveyancing documents. My solicitor says that he is obliged to ensure that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action correct?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I used Arc property Solicitors several years ago for my conveyancing in Barmouth. Now, I need my files but cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Barmouth of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

The estate agent has sent us the confirmation of our purchase of a new build flat in Barmouth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Barmouth

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Due to the input of my in-laws I had a survey completed on a property in Barmouth ahead of retaining lawyers. I have been told that there is a flying freehold element to the property. My surveyor advised that some lenders may not give a loan on such a house.

It varies from the lender to lender. HSBC has different requirements from Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Barmouth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Barmouth to see if the conveyancing costs will increase in light of this.

I am searching for Barmouth competitive conveyancing fees. Can I be sure that all the Barmouth practices that are listed on your site are on the bank conveyancing panel?

The law firms on our directory have advised us that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Barmouth conveyancing solicitor being on the lender conveyancing panel is not accurate.