Our mortgage company has suggested solicitors on their panel based in Harlech but I would rather choose a conveyancing lawyer in Harlech or nearer to where I live. Are you able to assist?

The minority of Harlech conveyancing firms are approved and listed on all lender’s conveyancing panel. Do make the most of our find an approved solicitor tool to find a Harlech conveyancing conveyancer on the on the lender panel.

Various online forums that I have visited warn that are a common reason for obstruction in Harlech conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Harlech.

I am buying a new build flat in Harlech. Conveyancing is necessary evil 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 conveyancing.

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

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. 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.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Harlech is where the house is located. Can you offer any assistance?

Flying freeholds in Harlech are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harlech you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harlech may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I previously advised by my bank that their panel conveyancers operate no completion no fee basis for conveyancing in Harlech. I had a purchase fall through nevertheless the solicitors have invoiced for search fees! They are stating that the fees are seperate!

Harlech conveyancing search fees are separate expenses not legal fees as these are payable to a third party.