We see that you have a post code search directory identifying law firms on the Barclays conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Beddgelert?

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

I am aiming to move house in November. Will my conveyancing solicitor call the removal company on the completion day. On a separate note, can you put forward a removal company in Beddgelert. Conveyancing firm was found prior to coming across your website.

On the day of completion you will need to collect the keys from the selling agent however this should only take place after the vendors lawyers confirm to the agent that they have the completion monies and the keys can be passed over. After that you should tell the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a conveyancing in Beddgelert or a solicitor with expertise in conveyancing in Beddgelert.

I had a mortgage agreed in principle with Clydesdale. Beddgelert conveyancing practitioners are instructed. How long does it take for Clydesdale to send the offer to the conveyancing practitioner?

There is no definitive answer here. Have Clydesdale completed the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am due to exchange contracts on my flat. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being a right pain. The Beddgelert solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

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

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Beddgelert. 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 Beddgelert with the aid of help to buy. The builders would not reduce the amount so I negotiated £7000 of extras instead. The property agent told me not inform my conveyancer about this extras as it will adversely affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I am looking at a two flats in Beddgelert which have approximately fifty years unexpired on the leases. Will this present a problem?

There are plenty of short leases in Beddgelert. The lease is a legal document that entitles you to use the property for a period of time. As the lease shortens the value of the lease reduces and it becomes more costly to extend the lease. For this reason it is generally wise to extend the lease term. It is often difficult to sell a property with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional help from a conveyancer and surveyor with experience in this field.

Beddgelert Leasehold Conveyancing - A selection of Questions you should ask before Purchasing

What restrictions are there in the Beddgelert Lease? The answer will be helpful as a) areas could result in problems in the building as the communal areas may start to deteriorate if maintenance are not paid for b) if the leasehold owners have a dispute with the running of the building you will want to know about it