Much to our surprise we have been informed by our financial adviser that my Llanbedr solicitor is not on the mortgage company Solicitor panel. What can I do to be certain whether this is indeed the case?

The first thing you need to do is to call your Llanbedr conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

Is there a search tool that I can utilise to find out if the solicitor carrying out my conveyancing in Llanbedr is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus paying £192.00 in additional conveyancing invoice.

Please do take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the lender and type ‘Llanbedr’ or your location and you will be presented with a number of lawyer based in Llanbedr or nearest you.

Do commercial conveyancing searches reveal planned roadworks that could affect a commercial site in Llanbedr?

Many commercial conveyancing solicitors in Llanbedr will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Llanbedr. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Llanbedr.

For every commercial conveyancing transaction in Llanbedr it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Llanbedr commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Llanbedr.

Are there restrictive covenants that are commonly identified as part of conveyancing in Llanbedr?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Llanbedr. 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…’

I'm purchasing my first flat in Llanbedr with a mortgage from Aldermore. The developers would not reduce the price so I negotiated 6k of extras instead. The property agent advised me not inform my solicitor about the deal as it could put at risk my mortgage with Aldermore. 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.