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Find a Dolwyddelan Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Dolwyddelan? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Dolwyddelan conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Dolwyddelan conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Dolwyddelan

I have just been advised by my mortgage broker that my Dolwyddelan lawyer is not on the bank Conveyancing panel. What can I do to check?

The first thing you need to do is to contact your Dolwyddelan lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they may recommend you to a Dolwyddelan conveyancing practice that is on the conveyancing panel for your lender.

I own a freehold residence in Dolwyddelan yet pay rent, why is this and what is this?

It’s unusual for properties in Dolwyddelan and has limited impact for conveyancing in Dolwyddelan but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

I got the keys to my apartment on 11 September and the transaction details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Dolwyddelan advises it would be registered in a couple of weeks. Are titles in Dolwyddelan uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Dolwyddelan registration formalities. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether there are errors and whether the Land registry need to notify any 3rd persons or bodies. Currently roughly three quarters of such applications are completed in less than three weeks but some can be subject to protracted delays. Registration is effected after the buyer has moved in to the property thus post completion formalities is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Dolwyddelan is the location of the property. Can you offer any guidance?

Flying freeholds in Dolwyddelan are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dolwyddelan you must be sure that your lawyer goes through the deeds diligently. Your bank 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.

Are Dolwyddelan conveyancing solicitors duty bound by the Law Society to issue clear conveyancing costs?

Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Dolwyddelan or beyond.

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Neighbouring Locations

Capel Curig
Llanrwst
Betws Y Coed
Trefriw
Dolwyddelan
Gwynedd
Blaenau Ffestiniog

Find out more about how flying freehold can affect your the value of a property.