I just acquired a house at auction in Snowdonia. Conveyancing is necessary. What are my next steps?

Now that you are exchanged you should hire the services of a conveyancing lawyer soon as you are faced with a tight a fixed date to complete the transaction. All auction property should have a bespoke auction set of papers. This should include evidence of title and search results. In the case of leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to hand this to the solicitor instructed by you as soon as possible. Do make sure that you have funds organised to complete the transaction on the set completion date.

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

A selection of lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

Intending to buy a house in Snowdonia. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton 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 Snowdonia solicitor is on the Skipton conveyancing panel.

I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a residence in Snowdonia? or Apparently there is an ancient law that means some homeowners residing in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this appropriate for conveyancing in Snowdonia?

Unless a previous acquisition of the property completed after 12 October 2013 you could take it that lawyers carrying out conveyancing in Snowdonia to continue to advocate a chancel search and or chancel repair liability policy.

I opted to have a survey completed on a property in Snowdonia prior to appointing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some lenders tend refuse to give a mortgage on a flying freehold home.

It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Snowdonia. Conveyancing will be smoother if you use a solicitor in Snowdonia especially if they are familiar with such properties in Snowdonia.

Should I be suspicious by estate agents that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a local Snowdonia conveyancing company?

As is the case with many service providers, often suggestions from relatives can be extremely useful or valuable. But there are numerous parties with a vested interest in a conveyancing matter; estate agents, financial adviser and lenders might all recommend lawyers to choose. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there might be a commercial relationship behind the recommendation. You have the right to select your own conveyancer. You need to be aware that most lenders operate an approved list of law firms you are obliged to use for the lender aspect of your home move.

How much should conveyancing in Snowdonia cost?

The amount you are charged for conveyancing in Snowdonia may differ dramatically from solicitor to solicitor. This makes it all the more important that you have a full summary of charges before you appoint a lawyer. It is advisable to find a couple like for like quotes.