I am buying a property without a mortgage in Capel Curig. I have resided for the last dozen years in Capel Curig. Conveyancing searches are expensive. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a home loan, then all but one or two of the Capel Curig conveyancing searches are non-obligatory. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches carried out, but he is duty bound to take that path of advice. Do consider; if you are going to dispose of the house one day, it will be of interest to your future purchaser what the searches contain. There are plenty of instances where properties with no practical issues can still show up unexpected search results. A good conveyancing solicitor in Capel Curig will be able to give you some helpful guidance concerning this.

We are purchasing a property and need a conveyancing solicitor in Capel Curig who is on the Co-operative solicitor panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Capel Curig.

Forgive me if this question is silly but I am unexperienced as a first time purchaser of a garden flat in Capel Curig. Do I pick up the keys to the property on completion from my lawyer? If so, I will appoint a local conveyancing solicitor in Capel Curig?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and shortly after the monies have arrived, you should be invited to pick up the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.

Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Capel Curig solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Capel Curig surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

At last I have had an offer on a maisonette in Capel Curig agreed to, but there is a chain. The owners have offered on a flat, but it’s not been accepted yet, and have viewings of other apartments booked. I have chosen a high street conveyancing solicitor in Capel Curig. What should be my next step? When do I get the mortgage application with Kent Reliance started?

It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then valuation, Capel Curig conveyancing search charges, etc). First, you should ensure that your conveyancing practitioner is on the Kent Reliance approved list. As to the next steps this very much dictated by the specifics of your case, motivation for the property and on the state of the market. In a hot market the majority of home buyers would apply for a home loan with Kent Reliance and arrange for the valuation and only if it comes back ok would they request their property lawyer to proceed with searches.

I'm purchasing a new build house in Capel Curig benefiting from help to buy. The developers would not budge the price so I negotiated £7000 of extras instead. The house builders rep advised me not reveal to my conveyancer about the side-deal as it could jeopardize my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Capel Curig is the location of the property. What do you suggest?

Flying freeholds in Capel Curig are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Capel Curig you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Capel Curig may decide 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 residence.