Having been recommended your organisation we were going to use a conveyancing solicitor in Caersws endorsed by you but stumbled across some other costs illustrations on the internet seem cheaper – how come?

There are lots of solicitors offering theoretically looks to be cut price. We suggest that you think twice as to how much you respect your own move to you are willing to be penny wise pound foolish in relation to the standard of the conveyancing. Many of them accentuate a budget quote to catch your eye but conceal additional costs in the small print..

4 months have elapsed since my purchase conveyancing in Caersws took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing my first flat in Caersws with a loan from The Mortgage Works. The builders would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not to tell my conveyancer about the extras as it could put at risk my loan with The Mortgage Works. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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 £235,500 and identified one near me in Caersws I like with a park and railway links nearby, the downside is that it's only got 52 years on the lease. I can't really find anything else in Caersws for this price, so just wondered if I would be making a grave error acquiring a short lease?

If you need a home loan that many years will likely be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

Our lender agreed in principle to issue us a mortgage. We have retained a long established conveyancer in Caersws two days ago. This morning, our broker contacted us saying that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we did not have a clue that the bank had some control over our choice Is this allowed?

You are permitted to use any conveyancing solicitor you wish to appoint for your conveyancing in Caersws nevertheless if your lender aren't happy with them you will have to incur an extra fee so the bank can appoint their own solicitors as well to protect their interest. On occasion it is possible your solicitor may apply to get included on to the lender list of approved firms. You can use online tools such as lenderpanel.com to find a conveyancing solcitor in Caersws on the bank panel. You can go into your local lender branch in Caersws. They can recommend conveyancing solicitors in Caersws on the panel for your mortgage company.