Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Beddgelert. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Beddgelert?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be invited to pick up the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.

Is it correct that all Beddgelert CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing panel?

It is true that some lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

HSBC have agreed my home loan in principle, my bid on a apartment in Beddgelert has been agreed to, what happens next?

Your estate agent will wish to be advised as to your conveyancing practitioner's details (be sure the lawyers are on the lender’s approved list). Telephone HSBC or your broker and finish off any outstanding paperwork. HSBC will sellect a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes on average a week to receive the mortgage offer. HSBC will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Beddgelert.

Various web forums that I have visited warn that are the number one cause of delay in Beddgelert conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Beddgelert.

I opted to have a survey done on a property in Beddgelert in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend not give a loan on this type of premises.

It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Beddgelert. Conveyancing will be smoother if you use a solicitor in Beddgelert especially if they are accustomed to such properties in Beddgelert.

In what way can the Landlord & Tenant Act 1954 affect my commercial property in Beddgelert and how can you help?

The particular law that you refer to gives protection to business leaseholders, giving them the dueness to apply to court for a new tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Beddgelert

I own a leasehold flat in Beddgelert. Conveyancing and Nottingham Building Society mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Beddgelert who acted for me is not around. Any advice?

First contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Beddgelert conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Beddgelert - A selection of Questions you should consider before buying

How many years are left on the lease? What prohibitions are contained in the Beddgelert Lease?