I require conveyancing for an apartment in a relatively new development (6 years built) in Dolwyddelan. Almost all the properties have already been sold. Is it really necessary to order local searches for my conveyancing in Dolwyddelan?

Conveyancing Searches are a vital link in the Dolwyddelan conveyancing process. There are numerous companies delivering Dolwyddelan conveyancing searches, as well straight from the local authority. These are generally termed personal search organisation and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authoritative source.

we are a couple who are hoping to buy a newly converted flat in Dolwyddelan with a loan from Nottingham Building Society.We would like to retain our Dolwyddelan conveyancing practitioner but Nottingham Building Society says she’s not on their "panel". We have to appoint a Nottingham Building Society panel solicitor or retain our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Nottingham Building Society use our lawyer?

Unfortunately,no. The home loan issued to you is subject to its various provisions, one of which will be that conveyancers needs to be on the Nottingham Building Society approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Nottingham Building Society

How does conveyancing in Dolwyddelan differ for new build properties?

Most buyers of new build residence in Dolwyddelan contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Dolwyddelan tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Dolwyddelan or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Dolwyddelan is where the house is located. Is there any guidance you can impart?

Flying freeholds in Dolwyddelan are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dolwyddelan you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dolwyddelan may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Can you provide any top tips for leasehold conveyancing in Dolwyddelan with the intention of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Dolwyddelan can be avoided where you appoint lawyers the minute you market your property and request that they start to collate the leasehold documentation which will be required by the buyers’ representatives.
If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share certificate. Obtaining a duplicate share certificate is often a time consuming process and frustrates many a Dolwyddelan conveyancing deal. Where a duplicate share certificate is needed, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible. Some Dolwyddelan leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. You believe that you know the number of years remaining on your lease but you should verify this by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to where the remaining number of years is less than 80 years. In the circumstances it is important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you installed wooden flooring? Most leases in Dolwyddelan state that internal structural changes or addition of wooden flooring require a licence from the Landlord approving such changes. If you fail to have the paperwork in place you should not contact the landlord without checking with your solicitor before hand.

I am the registered owner of a ground floor flat in Dolwyddelan, conveyancing was carried out 4 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Dolwyddelan with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ceases on 21st October 2074

With only 50 years unexpired the likely cost is going to range between £32,300 and £37,400 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.