I'm buying my first flat in Llandovery with the aid of help to buy. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not disclose to my conveyancer about this side-deal as it could put at risk my mortgage with Birmingham Midshires. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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 have been on the look out for a ground for flat up to £195,000 and identified one round the corner in Llandovery I like with amenity areas and transport links in the vicinity, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Llandovery suitable, so just wondered if I would be making a mistake buying a short lease?

Should you require a home loan that many years will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

My husband and I are novice buyers - had an offer accepted, but the selling agent told us that the seller will only move forward if we use the agent's chosen conveyancers as they need a ‘quick sale’. We would rather use a family solicitor used to conveyancing in Llandovery

We suspect that the owner is not behind this demand. If they desire ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you are going to use your own,trusted Llandovery conveyancing solicitors - as opposed tothe ones that will give their estate agent a introducer fee or achieve conveyancing thresholds demanded by corporate headquarters.

We expect to complete the sale of our £350,000 flat in Llandovery on Tuesday in a week. The management company has quoted £396 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Llandovery?

Llandovery conveyancing on leasehold flats usually requires the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is not legally bound to address these enquiries most will be willing to do so. They are entitled to charge a reasonable charge for answering questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some transactions it exceeds £800. The management information fee demanded by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the charge is not strictly payable. In reality one has little choice but to pay whatever is requested of you should you wish to complete the sale of your home.

I inherited a basement flat in Llandovery, conveyancing having been completed 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Llandovery with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2086

With just 62 years remaining on your lease the likely cost is going to be between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" 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. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

When it comes to my conveyancing in Llandovery should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Llandovery conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.