Last March we completed a house move in Bethesda. We have noticed several problems with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered for conveyancing in Bethesda?

The query is not clear as to the nature of the problems and if they are specific to conveyancing in Bethesda. Conveyancing searches and investigations initiated during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a form referred to as a SPIF. If the information turns out to be inaccurate, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Bethesda.

As someone with no idea as to conveyancing in Bethesda what’s the number one tip you can give me for the ownership transfer in Bethesda

Not many law firms or advisers will tell you this but conveyancing in Bethesda or throughout Gwynedd is often a confrontational process. In other words, when it comes to conveyancing there is an abundance of room for conflict between you and other parties involved in the ownership transfer. For example, the vendor, estate agent and on occasion the bank. Choosing a law firm for your conveyancing in Bethesda an important selection as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to look after your legal interests and to protect you.

On occasion a potential adversary may attempt to persuade you that it is in your interests to do things their way. As an example, the property agent may claim to be assisting by claiming that your solicitor is wrong. Or your financial adviser may try to convince you to do something that is against your lawyers advice. You should always trust your lawyer above all other parties in the home moving process.

My relative suggested that if I am purchasing in Bethesda I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes quoted for as part of the standard Bethesda conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Bethesda around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Bethesda Education with plans and statistics, Local Amenities and other useful data concerning Bethesda.

Are there restrictive covenants that are commonly picked up during conveyancing in Bethesda?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Bethesda. 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…’

As co-executor for the will of my grandmother I am selling a property in Swansea but I am based in Bethesda. My lawyer (who is 250 kilometers from merequires that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Bethesda to witness and place their company stamp on the document?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Bethesda based