The Harlech conveyancing firm handling our Harlech conveyancing has uncovered a difference between the assumptions in the valuation report and what is revealed within the legal papers for the property. My solicitor informs me that he is duty bound to check that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s approach appropriate?

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

We are purchasing a flat and need a conveyancing solicitor in Harlech who is on the approved panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Harlech.

My aunt passed away 10 months ago and as sole heir and executor I was left the house in Harlech. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this possible?

Where you plan to re-mortgage then will insist on your using a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.

A friend suggested that if I am purchasing in Harlech I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes included in the estimate for your Harlech conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Harlech around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Harlech Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information about Harlech.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Harlech. Conveyancing is daunting 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.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Harlech

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.