I have an AIP. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to instruct a local conveyancing solicitor in Aberdaron?

You should check but the chances are that appoint one of their panel solicitors where you accept the "fee-free" offer. Speak to the lender to see if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Aberdaron.

Does a directory service exist listing Kent Reliance panel conveyancers in Aberdaron on the UK Finance Lenders’ Handbook Website?

No. There is no such facility on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings viewable on the web. Where you are looking for a Aberdaron property lawyer on the Kent Reliance please use our facility.

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

As your lender is Coventry BS your lawyer must follow the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties countrywide and is not limited to Aberdaron.

After shopping around on the internet I have found a Aberdaron property lawyer having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Aberdaron surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Will my solicitor be asking questions concerning flooding as part of the conveyancing in Aberdaron.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Aberdaron. Some people will buy a property in Aberdaron, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, but there are a various searches that can be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in Aberdaron. The conventional set of information supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to discover if the premises has historically flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser may commence a legal claim for losses as a result of such an inaccurate reply. The purchaser’s solicitors should also commission an environmental search. This will higlight if there is any known flood risk. If so, more detailed inquiries should be conducted.

Are there restrictive covenants that are commonly picked up during conveyancing in Aberdaron?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Aberdaron. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

About to purchase a new build flat in Aberdaron. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Aberdaron

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. Please supply a car parking plan.