Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Dolwyddelan. My lender is Chelsea Building Society

Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 9/4/2019, the requirements read as follows :

We have agreed to purchase a house in Dolwyddelan. One unusual aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Kent Reliance your lawyer must check the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Kent Reliance where a lease fails to comply with these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Dolwyddelan.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Dolwyddelan building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Dolwyddelan conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Your conveyancer has to follow the CML Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Principality have agreed my mortgage in principle, my bid on a apartment in Dolwyddelan has been agreed to, what happens next?

The estate agent will need to be advised as to your conveyancing practitioner's details (be sure the property lawyers are on the lender’s panel). Call up Principality or your broker and finish off any relevant paperwork. Principality will appoint a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes on average a week to receive the mortgage offer. Principality will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Dolwyddelan.

What can a local search tell me concerning the property we're buying in Dolwyddelan?

Dolwyddelan conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Onsearch The local search plays a central part in many a Dolwyddelan conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

I used Arc property Solicitors a few years ago for my conveyancing in Dolwyddelan. I now require my papers but the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Please can you explain what my options are where my Dolwyddelan conveyancing searches shows detrimental results?

On the whole, most issues disclosed in Dolwyddelan conveyancing search results can be dealt with before completion or title insurance can be taken. It is crucial to remember that although you intend on acquiring the property and might be content to live with the search results, your lender may not, and when all said and done the decision rests with them.