I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Porthmadog. My lender is Virgin

Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 17/1/2026, the requirements read as follows :

We are due to move property in March. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in Porthmadog. Conveyancing solicitor was organised before I stumbled across your page.

On the day of completion you will need to pick up the house keys from your property agent but this can only take place once the previous owners lawyers confirm to the agent that they have the completion monies and the keys can be passed over. Subsequently you should tell the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in finding a conveyancing in Porthmadog or a solicitor that specialises in conveyancing in Porthmadog.

When it comes to lenders such as Barclays, do Porthmadog property lawyers have to pay an annual charge to be on the list of approved solicitors?

We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

I'm spending time looking at flats in Porthmadog and I am now considering a potential offer. Should I already have a solicitor in place at this point? I intend to finance via a mortgage with Yorkshire BS.

It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are getting a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.

I have justbecome aware that Action Conveyancing have closed. They carried out my conveyancing in Porthmadog for a purchase of a leasehold apartment 10 months ago. How can I check that my home is registered correctly in the name of the former proprietor?

The quickest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Porthmadog conveyancing specialists.

How does conveyancing in Porthmadog differ for new build properties?

Most buyers of new build premises in Porthmadog come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because new home sellers in Porthmadog typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Porthmadog or who has acted in the same development.

I own a leasehold flat in Porthmadog. Conveyancing and Chelsea Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Porthmadog who acted for me is not around. Do I pay?

The first thing you should do is contact HMLR to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Porthmadog conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a split level flat in Porthmadog, conveyancing having been completed 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Porthmadog with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2104

With only 78 years remaining on your lease we estimate the premium for your lease extension to span between £7,600 and £8,800 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.