Due to move into my new home in Harlech next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not unique to conveyancing in Harlech.

I moved into my flat on 10 March and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Harlech said it should be recorded inside ten days. Are titles in Harlech uniquely lengthy to register?

There is nothing unique about conveyancing in Harlech registration formalities. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. As of today in the region of 80% of such applications are fully dealt with within 12 days but occasionally there can be protracted hold-ups. Historically registration is effected once the buyer is living at the premises thus 'speed' is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.

I'm purchasing a new build house in Harlech with the aid of help to buy. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not to tell my solicitor about the extras as it may adversely affect my mortgage with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

As co-executor for the will of my aunt I am disposing of a residence in Newport but I am based in Harlech. My solicitor (based 300 miles from meneeds me to execute a stat dec before the transaction finalising. Could you suggest a conveyancing practitioner in Harlech to witness this legal document for me?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are based in Harlech

My 20yr old son is about to join the property ladder, he had his mortgage in principle. After the offer was accepted on apartment we called the bank to progress the mortgage application. I was shocked to discover that mortgage lenders do not accept all solicitor, they have to be on a list, is this correct?

Lenders ordinarily imposes restrictions either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Harlech conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.