I have given 2 months notice to my existing landlord and have to vacate my rented flat in Borth by . Conveyancing for my house purchase is progressing. Can I complete in three weeks as I wish to avoid having to find temporary accommodation?

It is unwise to serve notice on a rental until your lawyer suggests that you should. If you have not previously done so, update to your lawyer and urge them to they seek the assistance the owners lawyers, try to a target completion date that all parties will aim to achieve

I am the single beneficiary of my late father’s estate and I have everything in my name alone, including the my former home in Borth. The Borth property was put into my name in . I want to move. I do know about the CML six month 'rule', which means that my property ownership may be considered the same way as if I'd bought the property in . Will no one buy the property for half a year?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. many lenders would take a practical view as this requirement chiefly exists to capture the purchase and immediately sell or the quick reselling of property.

When it comes to mortgage companies such as , do Borth face a fee to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

is it true that all Borth conveyancing solicitors on the conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.

Should my lawyer be raising enquiries about flooding as part of the conveyancing in Borth.

Flooding is a growing risk for lawyers conducting conveyancing in Borth. There are those who acquire a house in Borth, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, however there are a numerous searches that can be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Borth. The standard information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to find out if the property has historically flooded. In the event that the residence has been flooded in past which is not notified by the owner, then a purchaser could commence a compensation claim stemming from an incorrect response. The buyer’s conveyancers may also order an environmental report. This will reveal if there is any known flood risk. If so, further inquiries should be conducted.

My father-in-law has urged me to instruct his lawyers for conveyancing in Borth. Do I take his advice?

Much as we are happy to recommend a Borth conveyancing lawyer the ideal way to select a conveyancing lawyer is to seek referrals from friends or relatives who have used the solicitor you're considering.

We are purchasing a four room apartmentin Borth with a mortgage from a bank. We like our lawyer in Borth but our mortgage company inform us now that he's not on their "panel". We have to appoint one of the our bank panel solicitors or stay with our Borth solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The lender mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. in the past, most mortgage companies had open panels, including almost all conveyancing solicitors in Borth : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your mortgage company.