I am obtaining a offer of a home loan from Halifax. I would like to employ the services of a Licensed Conveyancer in Porthmadog. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?

The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

All was ready to move into my new home in Porthmadog next Monday. My conveyancing practitioner now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not unique to conveyancing in Porthmadog.

Having invested time reading mumsnet.com for a conveyancing solicitor in Porthmadog, many post that I should use a CQS accredited solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's leading lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Council of Licensed Conveyancing. Porthmadog is one of the numerous areas of the UK where there are CQS lawyers.

Should I be wary that estate agents that I am dealing with are recommending a nationwide conveyancing firm as opposed to a High Street Porthmadog conveyancing firm?

As is the case with lots of service providers, often recommendations from relatives can be extremely useful or valuable. But there are numerous people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and banks may recommend lawyers to choose. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are at liberty to appoint your preferred lawyer. Don't forget that some banks operate an approved list of conveyancers you are obliged to use for the lender related work in your home move.

Would local authority permission be needed to split a single dwelling into multiple appartments in Porthmadog? This has occurred to a property opposite to my home in Porthmadog and was not aware of it happening until the works were complete.

Planning Permission yes. Building Reg Approval yes.