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Conveyancing in Porthmadog Q & A's

Profile photo of Clarisa McMahon

By

Ask Clarisa a question hl@syntarsus.co.uk

Updated: 17/01/18

Local information:

Portmadog train station is almost a mile from Porthmadog. The nearest airport to Porthmadog is Caernarfon Airport Airport.

Bron y Garth Garth Bengan is the nearest hospital to Porthmadog.

Q.

What are the best conveyancing rates for a 100,000 house?

A.

This topic catches out many homeowners, and can leave them paying far more in fees than they budgeted, and many solicitors offer cheap conveyancing. Often extra charges can pad the final bill. Our quotes are not estimates, stating all the solicitors fees you will pay for a standard sale or purchase.

Q.

If I am purchasing near Porthmadog, in the parish of Porthmadog, do we need a chancel search?

A.

Your conveyancing lawyer may suggest that a chancel search is taken out, irrespective of the parish where the property being bought is located. Through some Parochial Church Councils have chosen to exact chancel repairs on owners, it cannot be guaranteed that a parish in which lay rectors have not been expected to pay chancel repair dues recently will not be so in future. Even if liability is unlikely, indemnity insurance is a sensible precaution.

Q.

How do we avoid being gazumped?

A.

This occurs when a seller accepts one buyer's offer and then dismisses it, selecting instead another buyer's offer. This could occur weeks into a sale. The danger of getting gazumped is present in any transaction. The first step in reducing the chance that gazumping will effect you is to instruct your solicitor early, and even before acceptance of an offer.

Q.

Is a property survey sensible when buying a house or flat, regardless of its age?

It is advised that home buyers in Porthmadog arrange a building survey. Buyers should be aware that there are a wide range of problems which have a negative impact on a property, that a solicitor will be unable to address, which include poor ventilation and cracked roof tiles.

Q.

What can we do to defer paying SDLT rates?

A.

We do not recommend home buyers get involved with any stamp duty avoidance, as such schemes are highly expensive and , if the scheme fails, you may be charged a penalty of up to 100% of the stamp duty amount owed.

Q.

Which local authority looks after Porthmadog?

A.

Porthmadog is located in Gwynedd County Council, Council Offices, Shirehall Street, Caernarfon, Gwynedd, LL55 1SH, phone: 01766 771 000

Q.

How much is the council tax on a Thirties mid-terrace house in Porthmadog?

A.

Customarily the title report should give information the Gwynedd council tax band.

Council tax rates for Porthmadog are set out on the Gwynedd local authority website. At the time of writing (20/01/2013) rates are as follows:

  • Band A - £851.69
  • Band B - £993.64
  • Band C - £1,135.59
  • Band D - £1,277.54
  • Band E - £1,561.44
  • Band F - £1,845.34
  • Band G - £2,129.23
  • Band H - £2,555.08

Q.

Environmental searches are all well and good but when one considers recent climactic events for example the extensive river flooding in Wales are they comfort enough to ascertain sufficient information about the changing Porthmadog flood risk?

A.

Flood risk searches conducted by your conveyancing solicitor in Porthmadog will include a far more detailed Landmark flood search if the risk is deemed significant.

Property purchasers sometimes converse with a next door neighbour for that additional assurance if still concerned or nearby Gwynedd flood damage builder for example: ILD Painting & Decorating, 2 Hebog View, Porthmadog, LL49 9DR Tel: 07521 115645.