We just had an offer accepted to purchase with Norwich and Peterborough Building Society. We have called around locally but cant to find a Llanharan conveyancing firm on the Norwich and Peterborough Building Society approved list. Can you help?

You should take advantage of the search tool on this site. Pick the building society and type Llanharan or your preferred area and you will be presented with numerous solicitors offices in Llanharan or nearest you.

Will my solicitor be raising enquiries concerning flooding during the conveyancing in Llanharan.

Flooding is a growing risk for conveyancers conducting conveyancing in Llanharan. There are those who acquire a property in Llanharan, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, but there are a various searches that can be initiated by the buyer or by their conveyancers which can give them a better understanding of the risks in Llanharan. The standard completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to discover if the premises has suffered from flooding. In the event that the property has been flooded in past which is not notified by the owner, then a buyer may commence a legal claim for losses resulting from an misleading answer. The purchaser’s solicitors may also conduct an enviro report. This should higlight if there is any known flood risk. If so, additional investigations should be made.

I'm purchasing my first flat in Llanharan with a mortgage from Clydesdale. The builders refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not inform my lawyer about the deal as it would jeopardize my loan with Clydesdale. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I opted to have a survey completed on a property in Llanharan ahead of retaining lawyers. I have been told that there is a flying freehold element to the house. My surveyor advised that some banks tend not give a loan on this type of home.

It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llanharan. Conveyancing will be smoother if you use a solicitor in Llanharan especially if they are familiar with such properties in Llanharan.

I am looking to sell my home. My previous lawyers closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Llanharan if that affects matters.

Do use our search tool to help you choose a solicitor for your conveyancing in Llanharan. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.