My conveyancer has discovered a a legal deficiency with the lease for the apartment we are buying in Abersoch. The seller’s lawyers have suggested title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancer has advised that he must check that the mortgage company is content with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

I have a decision in principle. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather use a high street conveyancing solicitor in Abersoch?

Do check but the the likelihood is that give you one of their panel lawyers if you accept the "fee-free" offer. Speak to the bank to explore if they make available a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Abersoch.

What can a local search reveal about the property I am purchasing in Abersoch?

Abersoch conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search plays an important part in many a Abersoch conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Abersoch?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Abersoch. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Abersoch. Conveyancing solicitors have are about to be instructed. Will they explain the issues?

Most houses in Abersoch are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Abersoch so you should seriously consider looking for a Abersoch conveyancing practitioner and check that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’spermission to carry out changes to the property. 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 conveyancer will advise you fully on all the issues.

Abersoch Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

What restrictions exist in the Abersoch Lease? Best to be warned whether a new roof is being installed or some other major work is due in the near future to be shared amongst the leasehold owners and will materially increase the the service costs or result in a specific payment. This information is helpful as a) areas may cause problems in the building as the communal areas may begin to deteriorate if repairs remain unpaid b) if the tenants have an issue with the managing agents you will want to have all the details