Much to our surprise we have been informed by our broker that my Dolwyddelan lawyer is not on the mortgage company Solicitor panel. What can I do to check?

The sensible course of action for you to take is to call your Dolwyddelan conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may be able to suggest a Dolwyddelan conveyancing firm that is on the conveyancing panel for your mortgage company.

All was ready to move into my new home in Dolwyddelan next Monday. My property lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not limited to conveyancing in Dolwyddelan.

I used Action Conveyancing several years past for my conveyancing in Dolwyddelan. Now, I need the files but cannot find the solicitor. 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 retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build apartment in Dolwyddelan. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Dolwyddelan

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

We're FTB’s - agreed a price, but the agent has warned us that the seller will only proceed if we appoint their recommended lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor used to conveyancing in Dolwyddelan

We suspect that the seller is not behind this requirement. If they desire ‘a quick sale', turning down a serious buyer is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you intend to instruct your preferred Dolwyddelan conveyancing firm - not the ones that will provide their negotiator at the agency a referral fee or hit his conveyancing thresholds set by senior management.