Can the conveyancing lawyers listed on your site execute auction conveyancing in Dolwyddelan?

We know of a number of niche lawyers we can connect you with those specialising in auction conveyancing. Dolwyddelan is just one of hundreds of locations where our lawyers have a presence.

Can I use your services to recommend a Conveyancing solicitor in Dolwyddelan even if I’m not purchasing or disposing of a house, for example where I want to buy a shop in Dolwyddelan with a mortgage from HSBC Bank?

Our comparison service is primarily utilised to get a quote from residential conveyancing solicitors in Dolwyddelan but we have listed towards the end of this page some Dolwyddelan commercial conveyancing firms. You will need to enquire with the company directly to see if they are also authorised to represent HSBC Bank

We wish to acquire a purpose built flat in Dolwyddelan with a loan from Bank of Ireland.We like our Dolwyddelan conveyancing practitioner but Bank of Ireland says his firm is not on their "panel". we are left little option but to use a Bank of Ireland panel firm or retain our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers must be on the Bank of Ireland approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Ireland

Should my conveyancer be raising questions about flooding as part of the conveyancing in Dolwyddelan.

Flooding is a growing risk for lawyers dealing with homes in Dolwyddelan. Plenty of people will buy a house in Dolwyddelan, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, however there are a number of checks that may be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Dolwyddelan. The conventional set of property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to determine whether the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the owner, then a buyer may issue a claim for damages as a result of such an incorrect reply. A purchaser’s conveyancers should also conduct an environmental report. This will higlight whether there is any known flood risk. If so, more detailed inquiries should be conducted.

Do you have any top tips for leasehold conveyancing in Dolwyddelan from the point of view of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Dolwyddelan can be reduced if you instruct lawyers the minute your agents start advertising the property and request that they start to collate the leasehold information needed by the buyers’ conveyancers.
If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be nervous about purchasing a property where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than ongoing. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check by asking your conveyancers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the lease term is less than 80 years. In the circumstances it is essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. Some Dolwyddelan leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Dolwyddelan leases often stipulate that internal structural alterations or installing wooden flooring calls for a licence from the Landlord approving such works. Where you dont have the paperwork in place do not communicate with the landlord without checking with your conveyancer first.

I bought a studio flat in Dolwyddelan, conveyancing formalities finalised April 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Dolwyddelan with a long lease are worth £265,000. The ground rent is £50 yearly. The lease ends on 21st October 2099

With only 75 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.