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Selecting the right solicitor is the most important decision when it comes to your Snowdonia conveyancing

Reasons to use our Snowdonia conveyancing solicitors

  • 1 This site is the first site offering you the ability to ensure that your conveyancing in Snowdonia will be carried out by a property lawyer on your mortgage lender’s authorised panel.
  • 2 The Snowdonia conveyancing practitioners that are identified are committed to providing value for money, efficient and transparent conveyancing service to borrowers, sellers and remortgagors in Snowdonia
  • 3 Solicitor conveyancing lawyers have very good personal connections with Snowdonia estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 4 Our site offers largest domestic conveyancing directory listing bank approved property lawyers carrying out conveyancing in Snowdonia registered with the SRA or CLC.
  • 5 Snowdonia property lawyers are likely to have connections at the local Land Registry Office, Local Authority and selling agents

Examples of recent conveyancing in Snowdonia since March 2024*

Recently asked questions about conveyancing in Snowdonia

I am obtaining a mortgage offer from Lloyds. I hope to use a Licensed Conveyancer in Snowdonia. Does the Lloyds Solicitor panel include Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I am the registered owner of a freehold premises in Snowdonia but still charged rent, why is this and what is this?

It’s unusual for properties in Snowdonia and has limited impact for conveyancing in Snowdonia but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Snowdonia?

There are two types of lawyers who can carry out conveyancing in Snowdonia namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that you need to complete the disposal or acquisition of property. They are both duty bound to perform Snowdonia conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that all necessary steps will be appropriately attended to.

Are all Snowdonia Conveyancing Quality Solicitors on the Nottingham conveyancing panel?

It is true that some lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

The formalities of my remortgage has taken place for my property in Snowdonia. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Snowdonia is where the house is located. Can you shed any light on this issue?

Flying freeholds in Snowdonia are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Snowdonia you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Snowdonia 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 premises.

My brother has encouraged me to use his lawyers for conveyancing in Snowdonia. Should I use them?

Much as we are happy to recommend a Snowdonia conveyancing lawyer the ideal way to select a conveyancing practitioner is to get recommendations from friends or family who have actually experience in using the conveyancer you're are thinking of instructing.

I am looking at a couple of flats in Snowdonia both have about fifty years remaining on the leases. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Snowdonia. The lease is a right to use the premises for a period of time. As a lease gets shorter the saleability of the lease reduces and results in it becoming more costly to extend the lease. For this reason it is generally wise to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We advise that you seek professional assistance from a solicitor and surveyor with experience in this field.

I own a 2 bed flat in Snowdonia, conveyancing was carried out 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Snowdonia with an extended lease are worth £195,000. The ground rent is £45 levied per year. The lease finishes on 21st October 2087

With just 63 years remaining on your lease we estimate the premium for your lease extension to be between £16,200 and £18,600 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

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Domestic in Snowdonia is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process.

  • Property lawyer instructed by the vendor on acceptance of the offer
  • Collating the documents evidencing the title to the property
  • Drafting contract and associated documents
  • Sending draft papers to the solicitor retained by the purchaser
  • Negotiating contracts and answering supplemental questions from the purchaser’s solicitor
  • Finalising the transfer deed
  • Replying to requisitions submitted by the purchaser’s solicitor
  • Proceeding to exchange of contracts and then preparing for completion
  • Accepting the sale proceeds and sending funds to the owner, the estate agent and paying off the home loan (if applicable)

Transfer of Equity conveyancing in Snowdonia almost always involves the following:

  • Obtaining instructions from the appropriate parties
  • Investigating the title to the property
  • Following instructions from the bank (where appropriate)
  • Agreeing the terms of the transaction
  • Preparing the Transfer or approving draft Transfer
  • Negotiating amendments to the the Transfer deed
  • Communicating with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing funds to the appropriate parties
  • Preparing and submitting to HM Revenue and Customs the correct stamp duty forms and payment
  • Registering the transfer of ownership and the home loan (if applicable) at the HMLR.

Snowdonia commercial property solicitors provide expert offering advice on numerous issues across all aspects of commercial property law

    Subletting, licences and sharing occupation Buying, selling and leasing land for registered charities Acquisitions and disposals of property portfolios at commercial auctions Property realisations and advice for insolvency practitioners Negotiating, completing and terminating commercial leases Advice on commercial mortgages

*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.