We note that you have a post code search directory identifying firms on the HSBC conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Borth Y Gest?

We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Borth Y Gest.

I have an AIP. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather appoint a specialised conveyancing solicitor in Borth Y Gest?

You should check but the the probability is that appoint one of their panel lawyers where you want the "fee-free" deal. Call the bank to check if they offer you 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 in Borth Y Gest.

What will a local search inform me regarding the property we're buying in Borth Y Gest?

Borth Y Gest conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as Searches UK The local search plays a central part in many a Borth Y Gest conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

I have recentlydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Borth Y Gest for a purchase of a freehold house 18 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?

The quickest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Borth Y Gest conveyancing specialists.

I am employed by a busy estate agent office in Borth Y Gest where we have experienced a few flat sales jeopardised as a result of short leases. I have been given inconsistent advice from local Borth Y Gest conveyancing solicitors. Could you clarify whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Borth Y Gest Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing

Who are the managing agents? How many of the leaseholders are in arrears for their service charge payments? The answer will be useful as a) areas may result in problems in the block as the common areas may start to deteriorate where services remain unpaid b) if the tenants have a dispute with the running of the building you will wish to have complete disclosure