We are looking to buy a property and need a conveyancing solicitor in Harlech who is on the Kent Reliance solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Harlech.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Harlech. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 23/12/2025, the requirements read as follows :
Will my conveyancer be asking questions regarding flooding as part of the conveyancing in Harlech.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Harlech. Plenty of people will acquire a house in Harlech, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a numerous checks that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Harlech. The conventional set of property information forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to discover whether the premises has ever been flooded. If the residence has been flooded in past which is not disclosed by the owner, then a buyer may issue a claim for damages resulting from an inaccurate response. A purchaser’s conveyancers may also conduct an enviro report. This should indicate if there is a recorded flood risk. If so, further inquiries should be carried out.
How does conveyancing in Harlech differ for newly converted properties?
Most buyers of new build or newly converted property in Harlech come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Harlech tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Harlech or who has acted in the same development.
Our solicitor in Harlech has discovered a a problem with the lease for the property we are purchasing in Harlech. The seller’s lawyers have offered defective title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor says that as he is on the mortgage company conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.