I plan on purchasing a leasehold flat in Dolwyddelan. My Solicitor has never been on on the mortgage company conveyancing list. Can I still use my Dolwyddelan conveyancing solicitor even though they are excluded from the lender list of approved lawyers?

Your options include

• Carry on with your chosen Dolwyddelan lawyer but your mortgage company will undoubtedly use a solicitor on their conveyancing panel. This will result in additional charges together with probable delay.
• Appoint a fresh property lawyer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
• Convince your conveyancer to do everything within their powers to get accepted on the bank’s conveyancing panel

I am about to put a bid on a leasehold flat in Dolwyddelan. The selling agents tell me that it is usual for flats in Dolwyddelan to have less than 75 years left on the lease. I am expecting a mortgage with Tesco Bank. Will the property be mortgageable given that the lease has 70 years remaining.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 21/2/2025 the requirements read as follows :

I am assisting my sister sell her flat in Dolwyddelan. Will the solicitor order an EPC or should I organise this?

Following the demise of Home Packs, energy assessments was retained a mandatory component of selling a house. An energy performance certificate should be to hand prior to the property being marketed. It is not a task that solicitors ordinarily arrange. If you are instructing a Dolwyddelan conveyancing practitioner they might help arrange energy assessments due to their relationships with long established local providers

Is it the case that all Dolwyddelan solicitor firms on the Lloyds conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be regulated by the SRA. Some lenders do list licenced conveyancers on their panel and in that case the organisation would be overseen by the CLC.

Two weeks ago we had a mortgage agreed in principle with Clydesdale. Dolwyddelan conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from Clydesdale?

Some lenders take longer than others. Have Clydesdale conducted the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

What can a local search inform me regarding the house we're purchasing in Dolwyddelan?

Dolwyddelan conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search is essential in every Dolwyddelan conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

We are a couple of weeks into a leasehold purchase having been referred to solicitors by the local agent to handle our conveyancing in Dolwyddelan. I am am starting to be dissatisfied with the quality of service. Could you help me find new lawyers?

A solicitor would need to be really bad in order to consider replacing them. Has the mortgage offer been issued? In the event that it has you need to advise them of the replacement solicitor and get the offer are issued to the new lawyers. Your new conveyancer should be on the banks approved list to avoid added fees and frustration. That should be your starting point. Our find a solicitor tool will assist you in finding a lender approved solicitor for your conveyancing in Dolwyddelan