Our grandson is about to exchange on a new build apartment in Dolgellau with a mortgage from Coventry BS. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Coventry BS conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Dolgellau?

There are many recorded licenced Conveyancers in Dolgellau and Solicitor practices in Dolgellau offering conveyancing We would stress that the two are regulated professionals specialising in the legal aspects of the home buying process. Both can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being a right pain. The Dolgellau solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Planning on purchasing a apartment in Dolgellau. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Dolgellau conveyancer is on the Co-operative conveyancing panel.

I note that there are debates on Chancel Insurance on online forums. Do I need this when purchasing a house in Dolgellau? or I am told that there is a law dating back centuries that means some homeowners residing in a parish church boundary may be liable to contribute towards maintenance to the chancel in proximity to the church. Is this suitable for conveyancing in Dolgellau?

Unless a previous acquisition of the property took place post 12 October 2013 you could expect lawyers handling conveyancing in Dolgellau to continue to suggest a chancel search and or chancel repair liability policy.

Due to the encouragement of my in-laws I had a survey completed on a property in Dolgellau ahead of instructing lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some lenders may refuse to grant a mortgage on a flying freehold house.

It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you contact us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Dolgellau. Conveyancing will be smoother if you use a solicitor in Dolgellau especially if they regularly deal with such properties in Dolgellau.

Do you have any top tips for leasehold conveyancing in Dolgellau from the perspective of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Dolgellau can be avoided where you get in touch lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information needed by the buyers’ lawyers.
If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Dolgellau leases often stipulate that internal structural changes or installing wooden flooring require a licence issued by the Landlord acquiescing to such works. If you fail to have the consents in place you should not contact the landlord without contacting your conveyancer in the first instance. If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over as opposed to ongoing. If you hold a share in a the Management Company, you should make sure that you are holding the original share document. Obtaining a replacement share certificate is often a lengthy formality and delays many a Dolgellau conveyancing transaction. If a new share is required, you should approach the company officers or managing agents (if applicable) for this as soon as possible.

Leasehold Conveyancing in Dolgellau - Examples of Queries before Purchasing

Be sure to investigate if there is anything that is prohibited in the lease. For instance it is fairly common in Dolgellau leases that pets are not allowed in in a block in Dolgellau. If you love the propertyin Dolgellau however your cat can’t live with you then you will be presented with a difficult decision. Who are the managing agents? Generally speaking the outlay for major works tend not to be included within service charges, albeit that a few managing agents in Dolgellau ask leasehold owners to contribute towards a sinking fund and this is used to offset against major works.