As a first time buyer what is the most important number one tip you can impart concerning purchase conveyancing in Borth?

Not many law firms or advisers will tell you this but conveyancing in Borth or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and others involved in the transaction. E.g., the seller, selling agent and sometimes your bank. Choosing a lawyer for your conveyancing in Borth should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the process whose role it is to look after your legal interests and to keep you safe.

Sometimes a potential adversary may attempt to sway you that you should follow their advice. As an example, the estate agent may claim to be helping by claiming that your conveyancer is slow. Or your mortgage broker may advise you to do something that is against your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

We have agreed to purchase a house in Borth. An unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Virgin Money your lawyer must follow the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Virgin Money where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Borth.

I currently have a mortgage with Coventry BS for my property in Borth. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?

You must advise Coventry BS before renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. You need not do this via a Coventry BS conveyancing panel firm.

My offer on a detached house in Borth has been accepted, the vendors do nevertheless have a connected purchase. The owners have placed an offer on on an apartment, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Borth. What should be my next step? At what stage should I apply for the mortgage with UBS?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then survey, Borth conveyancing search charges, etc). First, you should ensure that your conveyancing practitioner is on the UBS conveyancing panel. Concerning the next phase this very much depends on the specifics of your case, desire for the property and on the state of the market. In a buoyant market some home buyers would apply for a home loan with UBS and pay for the valuation and only if it comes back ok would they request their conveyancer to move forward with searches.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Borth is where the house is located. Can you offer any assistance?

Flying freeholds in Borth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Borth you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Borth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I'm converting the mortgage on my current house to a buy to let loan with Norwich and Peterborough Building Society and I will use the rest of the raised equity towards further house. The area we are interested in is Borth. Will your solicitors be able to act for the two banks and tie in the transactions?

Make use of our search tool on this page to check that the solicitors are on the appropriate lender panels. Having checked that they are the lawyer will be able to simultaneously deal with the two deals but you should talk with you lawyer and specify your desired outcome and needs.

Our lawyer in Borth has informed me that he requires ID documents saying that this is part of his requirements as a conveyancer on the lender Solicitor panel. Is this right?

Anti-terror and anti-money-laundering rules require Borth conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements