Finally the sale completed on my house in Dolgellau last December but our buyer keeps whats apping daily to moan that their solicitor is waiting to hear from mysolicitor. What are the post completion sale legalities following completion?
Following your house sale your solicitor is committed to send the transfer documentation and all supplemental paperwork to the purchaser's solicitors. Where relevant, your lawyer should also confirm that the home loan has been redeemed to the purchasers solicitors. There is unlikely to be post completion tasks peculiar conveyancing in Dolgellau.
I am purchasing a flat and need a conveyancing solicitor in Dolgellau who is on the Alliance & Leicester solicitor. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Alliance & Leicester in certain locations such as Dolgellau. We dont recommend any particular firm.
What is the difference between a licensed conveyancer and conveyancing solicitor in Dolgellau
Two types of professional can do conveyancing in Dolgellau namely licenced conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the disposal or acquisition of property. Both are obliged to handle Dolgellau conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be professionally carried out and that the necessary procedures should be accurately adhered to.
I have paid off my mortgage with Coventry BS. I assume I don't need a Dolgellau solicitor on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
About to purchase apartment in Dolgellau. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Dolgellau conveyancer is on the Kent Reliance conveyancing panel.
I am purchasing a new build house in Dolgellau with a loan from The Mortgage Works. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not to tell my solicitor about this side-deal as it may adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking for a ground for flat up to £195,000 and identified one round the corner in Dolgellau I like with amenity areas and railway links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Dolgellau suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan the remaining unexpired lease term will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
My husband and I yesterday found out that one of the directors of the law firm undertaking the purchase conveyancing in Dolgellau is related to the seller. Is this allowed?
On the basis that there is no conflict of interest this should be fine. Where you are obtaining mortgage finance then the lender may have a say as many lenders have specific requirements on this. For example for RBS - Direct Line as of 11/8/2026, the requirements read as follows :