All was ready to move into my new home in Capel Curig next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not limited to conveyancing in Capel Curig.

Will my conveyancing lawyers need to check that the building insurance when buying a house in Capel Curig. My lender is Chelsea Building Society

Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 14/7/2025, the requirements read as follows :

This question may be naive but I am new to the home buying as a 1st time purchaser of a two bedroom flat in Capel Curig. Do I pick up the keys to the house on the completion date from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Capel Curig?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.

I happen to be the sole beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Capel Curig. The Capel Curig property was put into my name in June. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the property in June. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. many mortgage companies would take a sensible view as this requirement principally exists to pick up on subsales or the quick reselling of property.

Lloyds have agreed my mortgage in principle, my bid on a property in Capel Curig has been accepted, now what?

The estate agent will want to be advised as to your lawyer's details (ensure that the solicitors are on the lender’s panel). Call up Lloyds or your financial adviser and complete any relevant forms. Lloyds will instruct a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Lloyds will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Capel Curig.

I used Arc property Solicitors several years past for my conveyancing in Capel Curig. Now, I need the files however the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Capel Curig of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've recently bought a leasehold house in Capel Curig. Do I have any liability for service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I bought a studio flat in Capel Curig, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Corresponding flats in Capel Curig with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 per annum. The lease finishes on 21st October 2079

You have 54 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.