Can you help? My Capel Curig lawyer is assuring me that he is legally obliged toapply for Capel Curig conveyancing searches stemming from the fact thatthe firm are on the Nat Westsolicitor panel. Is my conveyancer right?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Capel Curig conveyancing searches.

Completed the sale of my flat in Capel Curig last March yet the purchaser is telephoning daily to say her solicitor needs to hear from mine. What should my lawyer have done now that I have sold?

Following your sale your solicitor is obliged to deliver the transfer documentation and all additional paperwork to the purchaser's solicitors. If applicable, your conveyancer should also evidence that the mortgage has been paid off to the purchasers lawyers. There is unlikely to be post completion steps just for conveyancing in Capel Curig.

I am helping my aunt sell her house in Capel Curig. Does the conveyancer arrange an energy performance certificate or it is for the seller to see to?

Following the demise of HIPs, energy performance certificates was kept a mandatory part of selling a house. An energy performance certificate must be to hand in advance of the property being placed on the market. It is not as aspect of the sale process that law firms ordinarily organise. Where you are instructing a Capel Curig conveyancing practitioner they might be able to arrange EPC’s due to their contacts with reputable local assessors

We had chosen conveyancing lawyers located in Capel Curig on the Barclays solicitor panel. They are now charging me a separate amount for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee set by Barclays?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer can levy a fee for this. The fee is not set by Barclays but by your Capel Curig property lawyer. Numerous firms on the Barclays panel will quote ’dealing with mortgage’ fee and others do not.

At last I have had an offer on an apartment in Capel Curig agreed to, the sellers do however have an associated purchase. The sellers have offered on on an apartment, but it’s not yet agreed to, and are looking at other flats booked. I have chosen a nearby conveyancing solicitor in Capel Curig. What should be my next step? When should I get the mortgage application with Yorkshire BS started?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Capel Curig conveyancing search charges, etc). The first course of action is to check that your conveyancer is on the Yorkshire BS conveyancing panel. As to the subsequent phase this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. During a hot market the majority of purchasers will apply for a home loan with Yorkshire BS and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to proceed with searches.

What are your top tips when it comes to appointing a Capel Curig conveyancing practice to deal with our lease extension?

If you are instructing a property lawyer for lease extension works (regardless if they are a Capel Curig conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Capel Curig conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

How many lease extensions has the firm carried out in Capel Curig in the last twenty four months?

Leasehold Conveyancing in Capel Curig - Examples of Questions you should consider before buying

What restrictions exist in the Capel Curig Lease? The prefered form of lease arrangement is a share of the freehold. In this arrangement the tenants enjoy control and notwithstanding that a managing agent is frequently employed if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves.

Me and my partner have recently had an offer accepted on our first home in Capel Curig, and are now looking to get solicitors appointed. I have used the various rating tools and the results are from all over the England and Wales. Is it important to have a Capel Curig lawyer local to our prospective property? We are content to do all the communicating over the internet, but I guess at some stage we will need to attend the solicitor's office to sign documents?

The solicitor does not have to be in Capel Curig, but opting for local means that you have the option to attend their offices if you need to, by way of example, if a signature is needed urgently. In addition, a Capel Curig solicitor is likely to be familiar with local agents and (if the vendor has chosen a local solicitor) with them, which will help keep things moving faster.