We are a couple about to exchange contracts for a freehold house in Beddgelert. We have hit a snag. The loan offer with Godiva Mortgages Ltd expires on 8/12/2025 but the owners are putting forward a completion date of 10/12/2025. Is it possible to extend the loan offer?

The person best placed to deal with your question is your conveyancer who is in a position to assess whether he or she is better off negotiating with the mortgage company, owner’s lawyers, estate agents or indeed all three based on the history of your conveyancing as of today.

Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Beddgelert. Do I receive the keys to the property on completion from my lawyer? If so, I will find a High Street conveyancing solicitor in Beddgelert?

On the day of completion you do not need to attend the conveyancers office in Beddgelert. Your solicitors will electronically transfer the purchase money to the seller's solicitors, and once they have received this, you should be able to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.

I happen to be the only recipient of my late grandmother’s will and I have everything in my name now, including the my former home in Beddgelert. The Beddgelert property was put into my name in September. I plan to dispose of the property. I understand that there is a CML six month 'rule', meaning my property ownership may be considered the same way as though I had purchased the house in September. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How practical a view mortgage companies take of it, depend on the lender as this obligation primarily exists to capture the purchase and immediately sell or the flipping of property.

We had appointed conveyancers locally in Beddgelert on the Leeds Building Society solicitor approved list. They are now charging me a further fee for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer is entitled to charge a fee for this. This charge is not dictated by Leeds Building Society but by your Beddgelert conveyancer. Some firms on the Leeds Building Society panel will levy an ‘acting for lender’ fee and others do not.

We are buying a property and the solicitor has mentioned Chancel Repair to which the house may be liable as it falls into the area of such a church. She has suggested insurance. Is this really warranted for conveyancing in Beddgelert

Unless a previous acquisition of the house took place post 12 October 2013 you may expect lawyers conducting conveyancing in Beddgelert to continue to propose a a chancel search and or chancel repair liability insurance.

Should I go with a Beddgelert conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can conduct the conveyancing however her office is 200miles away.

The primary upside of using a local Beddgelert conveyancing practice is that you can drop in to execute paperwork, hand in your identification documents and apply pressure on them where appropriate. Having local Beddgelert know how is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and in the main were impressed that must outweigh using an unfamiliar Beddgelert conveyancing solicitor just because they are local.

Why is New Build conveyancing in Beddgelert more expensive?

Purchasing a new build home is completely different from the normal house buying conveyancing in Beddgelert. For a start housebuilders normally need contracts to exchange within a tight deadline, the result being a a great deal of pressure on your lawyer to make sure everything is in order. In addition new build premises often involve examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Bank requirements are also more detailed. Given the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.