I have been recommended a conveyancing solicitor in Dolwyddelan. I I am struggling to find out whether they are on the Nottingham Building Society conveyancing panel. Could you assist?

You should phone your solicitor and enquire whether they can act for the lender. Alternatively you should call Nottingham Building Society who may be able to assist.

I used Arc property Solicitors a few years ago for my conveyancing in Dolwyddelan. Now, I need the files but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Dolwyddelan of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Dolwyddelan I like with a park and transport links in the vicinity, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Dolwyddelan suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage that many years may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

In what way does the Landlord & Tenant Act 1954 impact my business premises in Dolwyddelan and how can your lawyers assist?

The particular law that you refer to affords a safeguard to commercial tenants, giving them the right to apply to court for a new lease and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Dolwyddelan is one of our numerous locations in which our lawyers are based

At last I have had an offer on an maisonette in Dolwyddelan agreed to, the owner does however have an associated purchase. The sellers have offered on on an apartment, however it’s not been accepted yet, and has viewings of other apartments booked. I have chosen a nearby conveyancing solicitor in Dolwyddelan. What should be my next step? When do I get the mortgage application with Yorkshire BS going with Yorkshire BS?

It is understandable to have anxieties where there is an associated chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Dolwyddelan conveyancing search fees, etc). The first course of action is to check that your solicitor is on the Yorkshire BS conveyancing panel. As to the next steps this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a rising market some home buyers would apply for a home loan with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to press on with the conveyancing in Dolwyddelan.