It is 10 years ago since I acquired my house in Betws Y Coed. Conveyancing solicitors have just been retained on the sale but I can't locate my title deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a possibility that the deeds will be retained by the lender or they may be in the possession of the conveyancers who oversaw your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Betws Y Coed relates to registered property but in the unlikely event that your home is unregistered it is more problematic but is resolvable.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Betws Y Coed. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 7/5/2026, the requirements read as follows :
Is it correct that all Betws Y Coed CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved practices?
Some major banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
We have agreed to purchase a house in Betws Y Coed. An unusual aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Barclays your lawyer must comply with the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Barclays where a lease does not comply with these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Betws Y Coed.
It is unclear whether my lender requires a lease extension. I have called into my local Betws Y Coed bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Betws Y Coed conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancer must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
A relative recommended that where I am buying in Betws Y Coed I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Betws Y Coed conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Betws Y Coed around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Betws Y Coed Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Betws Y Coed Education with maps and statistics, Local Amenities and other useful data regarding Betws Y Coed.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Betws Y Coed is where the house is located. What do you suggest?
Flying freeholds in Betws Y Coed are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Betws Y Coed you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Betws Y Coed may determine 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 property.
We're new to the buying process - had an offer accepted, but the agent informed us that the owners will only issue a contract if we appoint the agent's recommended conveyancers as they want a ‘quick sale’. We would rather use a family conveyancer with experience of conveyancing in Betws Y Coed
We suspect that the owner is unaware of this demand. Should the seller desire ‘a quick sale', turning down a genuine buyer is going to damage their objectives. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to appoint your preferred Betws Y Coed conveyancing lawyers - not the ones that will earn the negotiator at the agency a kickback or hit his conveyancing figures set by senior management.