Can your site be used to locate a Conveyancing solicitor in Porthmadog even if I’m not purchasing or selling a house, for instance if I wish to acquire an office in Porthmadog with a mortgage from Yorkshire Building Society?

The service is predominantly there to select domestic conveyancing solicitors in Porthmadog but we have set out towards the end of this page a few Porthmadog commercial conveyancing firms. You will need to enquire with the firm directly to see if they are also authorised to represent Yorkshire Building Society

I am being told by my solicitor that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Porthmadog?

The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and The Royal Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.

I am currently in the process of buying my council flat in Porthmadog. I have a mortgage agreed with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

I currently have a mortgage with Leeds Building Society for my property in Porthmadog. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Leeds Building Society?

Your original mortgage agreement with Leeds Building Society will provide that you need their approval prior to renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel lawyer.

Are there restrictive covenants that are commonly identified during conveyancing in Porthmadog?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Porthmadog. 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've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Porthmadog is where the house is located. Can you offer any guidance?

Flying freeholds in Porthmadog are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Porthmadog you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Porthmadog may determine 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.

My conveyancers in Porthmadog have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the bank directly.