Our Borth Y Gest conveyancer has spotted a difference between the surveyor’s assumptions in the home valuation survey and what is in the title deeds. My solicitor informs me that he must check that the bank is happy with this discrepancy and is still content to lend. Is my lawyer’s stance appropriate?

Your must comply with the UK Finance Lenders’ Handbook conditions 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.

The deeds to my home are lost. The conveyancers who handled the conveyancing in Borth Y Gest 10 years ago no longer exist. What are my next steps?

You no longer need to have the physical original deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.

The estate agent has sent us the confirmation of our purchase of a new build flat in Borth Y Gest. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Borth Y Gest

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants.

I was recommended by a few property agents in Borth Y Gest to select a solicitor using your seach tool. What’s the financial advantage for Estate Agents to recommend your site over and above a competitor’s?

We don’t make any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

We are 18 days into a residential purchase having been recommend to conveyancers by the high street agent to do our conveyancing in Borth Y Gest. I am am very dissatisfied with the level of service. Can you help me find new conveyancers?

A conveyancer would have to be very bad to suggest diss instructing them. Has the loan offer been sent? In the event that it has you will need to make them aware of the new solicitor and ensure the loan are re-sent. The conveyancer needs to be on the banks approved list to avoid supplemental expenses and complications. So that should be your first question of the new conveyancers. The find a solicitor tool will help you find a lender approved conveyancer for your conveyancing in Borth Y Gest