Find a Lender-Approved Local Conveyancer in Dolwyddelan

Ready to buy a new home? Find a law firm approved by your lender.

FACT : Dolwyddelan Conveyancing Solicitors Know more about Conveyancing in Dolwyddelan

Reasons to use our Dolwyddelan conveyancing solicitors

  • 1 Conveyancer conveyancing firms have valuable personal connections with Dolwyddelan selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 2 Our site offers largest residential conveyancing directory service identifying mortgage company approved law firms carrying out conveyancing in Dolwyddelan registered with the SRA or Council of Licensed Conveyancers.
  • 3 Excellent communication and a wealth of expertise are key benefits that you should look for when choosing conveyancing solicitors. Dolwyddelan property deals can be made a lot more stressful as a result of poor communication between all the parties. The lawyers listed strive to make sure that the lines of communication are open and act on arising issues and developments expeditiously.
  • 4 The mark of a good conveyancing solicitor in Dolwyddelan is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) often falls short of the level of professionalism you will expect.
  • 5 This site is the only site that enables you the facility to ensure that your conveyancing in Dolwyddelan will be carried out by a conveyancer on your bank member panel.

Examples of recent conveyancing in Dolwyddelan since February 2021*

Recently asked questions about conveyancing in Dolwyddelan

My husband and I are looking to purchase a flat in Dolwyddelan and are in fact using a Dolwyddelan conveyancing firm. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Leeds Building Society have this evening contacted us to inform me that they have now hit a problem as our Dolwyddelan conveyancer is not on their approved list of lawyers. Please explain?

When purchasing a property with mortgage finance it is conventional for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Dolwyddelan solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

Our grandson is buying a new build apartment in Dolwyddelan with a home loan from Kent Reliance. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

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 Kent Reliance conveyancing panel as a standard part of the process, and to the surveyor when asked. 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 Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Can you explain why leasehold purchase conveyancing in Dolwyddelan costs more?

Dolwyddelan leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

I have been told that property searches are the primary cause of hinderance in Dolwyddelan conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in Dolwyddelan.

I am buying a new build apartment in Dolwyddelan. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Dolwyddelan

    Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Dolwyddelan is where the house is located. Can you offer any opinion?

Flying freeholds in Dolwyddelan are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dolwyddelan 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 Dolwyddelan may ascertain 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.

Last updated

Commercial Conveyancing solicitors in Dolwyddelan regulated by the SRA

The list below is a non-comprehensive list of solicitors in Dolwyddelan practicing in commercial conveyancing in Dolwyddelan. This will likely include advice on granting a lease to a commercial tenant
  • Alwena Jones & Jones, 9 High Street, Blaenau Ffestiniog, Gwynedd, LL41 3DB

What to expect from a Licensed Conveyancer for conveyancing in Dolwyddelan?

Licensed Conveyancers specialise in the legalities surrounding purchasing and selling property and cover conveyancing countrywide as well as Dolwyddelan. If instructing a Licensed Conveyancer governed by the CLC, you are entitled to:
  • Enjoy the benefit of an honest and lawful conveyancing.
  • Enjoy the benefit of a high standard of legal services.
  • Have your conveyancing dealt with using care, skill and legal know-how.
  • Have a high standard of service due to your conveyancer’s arrangements, resources, procedures, skills and commitment.
  • Receive a service which is accessible and responsive to your individual needs.
  • Not feel discriminated against, victimised or harassed.
  • Not receive a service which is below the standard you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Ensure your specific needs taken into account should you make a complaint.
  • Receive a speedy, independent and comprehensive service where if a complaint is made about your conveyancing in Dolwyddelan.

Transfer of Equity conveyancing in Dolwyddelan normally includes the following:

  • Taking instructions from the appropriate parties
  • Investigating the title to the property
  • Representing mortgage company (where applicable)
  • Negotiating the terms of the transaction
  • Drawing up Transfer or approving draft Transfer
  • Negotiating amendments to the draft Transfer
  • Corresponding with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing funds to relevant parties
  • Completing and submitting to HMRC the correct Land Tax forms and payment
  • Dealing with the registration procedures for the change in proprietorship and the mortgage (where applicable) at the HM Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.