Me and my fiancee are acquiring our first home. Our conveyancing practitioner has calledto check if we would like to order extra conveyancing searches. Frankly we are clueless as to what's necessary for conveyancing in Dolgellau

The range of Dolgellau conveyancing searches should be triggered based primarily on the premises, the location, the probability of any of these risks, your knowledge of the locality and risks, your overall attitude to risk. What matters is that you properly appreciate what information the searches could supply. Then you can make a decision if you personally think you need that information. If uncertain, ask the solicitor to offer guidance.

The Dolgellau conveyancing lawyers that I recently instructed on my purchase in Dolgellau have suddenly closed. I only went with them because I needed a lawyer on the Bank of Ireland conveyancing panel and my previous Dolgellau lawyer was not. I issued them a cheque for two hundred pounds in advance. What are my options?

If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

Can I be sure that the Dolgellau conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Dolgellau getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.

I had a mortgage agreed in principle with HSBC. Dolgellau conveyancing solicitors have been appointed. What is the average time that one could expect to receive a mortgage offer from HSBC?

Some lenders take longer than others. Have HSBC conducted the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Dolgellau solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Dolgellau postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Dolgellau.

Is it necessary to take out insurance to cover chancel repairs when purchasing a property in Dolgellau?

Unless a previous purchase of the house took place after 12 October 2013 you may assume that lawyers conducting conveyancing in Dolgellau to continue to suggest a chancel search and or chancel repair liability policy.

Are there restrictive covenants that are commonly picked up during conveyancing in Dolgellau?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Dolgellau. 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…’