My brother and I have recently acquired a house in Mynydd Isa. We have noticed several issues with the house which we suspect were missed in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Mynydd Isa?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Mynydd Isa. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the process, the vendor fills in a form referred to as a Seller’s Property Information Form. answers turns out to be misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Mynydd Isa.

Last month we had a mortgage agreed in principle with Principality. Mynydd Isa conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from Principality?

Some lenders take longer than others. Have Principality done the valuation? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Mynydd Isa property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

Intending to buy a maisonette in Mynydd Isa. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society 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 Mynydd Isa conveyancer is on the Skipton conveyancing panel.

Just had an offer accepted on a new build flat in Mynydd Isa. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Mynydd Isa

Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I opted to have a survey completed on a house in Mynydd Isa ahead of instructing solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some lenders may not issue a mortgage on such a premises.

It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. If you e-mail us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Mynydd Isa. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mynydd Isa to see if the conveyancing costs will increase in light of this.

I was pointed in your direction by a couple of local property agents in Mynydd Isa to choose a solicitor using your seach tool. What’s the financial incentive for Estate Agents to offer your site ahead of alternative conveyancing organisations?

We don’t make any referral fee for directing people our way. We thought it would be too underhand to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.