We are a couple about to sign contracts for a semi detached house in Dolwyddelan. We encountered a stumbling block. The loan offer with runs out on but the sellers are suggesting a completion date of . Can one extend the loan offer?

The person best placed to address this question is your lawyer who is in a position to assess whether they better off negotiating with the lender, seller’s lawyers, property agents or indeed all parties taking into account the history of your transaction as of today.

My aunt passed away 10 months ago and as sole heir and executor I was left the property in Dolwyddelan. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this possible?

If you plan to re-mortgage then will insist on your using a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.

I am assisting my sister sell her house in Dolwyddelan. Will the conveyancing solicitor order an energy assessment or it is for me to coordinate?

After the abolition of Home Information Packs, EPC’s was retained a required part of selling a property. An energy performance certificate should be commissioned before the property is marketed. This is not a task that conveyancers normally organise. Where you are instructing a Dolwyddelan conveyancing solicitor they may be willing to arrange energy performance certificates due to their relationships with reputable local assessors

I am currently in the process of buying my council flat in Dolwyddelan. I have a mortgage agreed with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being a right pain. The Dolwyddelan solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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.

I decided to have a survey completed on a property in Dolwyddelan ahead of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies will refuse to issue a loan on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Dolwyddelan. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dolwyddelan to see if the conveyancing costs will increase in light of this.

Expecting to exchange soon on a basement flat in Dolwyddelan. Conveyancing solicitors inform me that they report fully within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Dolwyddelan should include some of the following:

Does the lease prohibit wood flooring? The physical ownership of the property. This will be the apartment itself but might include a loft or basement if applicable. Rent payments - what is payable and when is collected, and be on notice if this will change in the future Repair and maintenance of the property The length of the lease term. You should receive guidance as what happens when the lease expires, and aware of the importance of the 80 year mark

Leasehold Conveyancing in Dolwyddelan - Examples of Queries Prior to buying

Be sure to find out if there are any onerous prohibitions in the lease. For example plenty of leases prohibit pets being permitted in in a block in Dolwyddelan. If you love the propertyin Dolwyddelan yet your cat is not allowed to live with you then you will be faced hard determination. Does the lease have onerous restrictions? Many Dolwyddelan leasehold apartments will be liable to pay a service bill for maintenance of the block invoiced on behalf of the landlord. If you buy the property you will have to pay this contribution, usually quarterly throughout the year. This can be anything from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all probability there will be a ground rent to be met yearly, normally this is not a large sum, say about £50-£100 but you need to check as on occasion it can be many hundreds of pounds.