This question may be naive but I am new to the house moving as FTB of a garden flat in Caerwent. Do I pick up the keys to the property on the completion date from my solicitor? If so, I will use a High Street conveyancing solicitor in Caerwent?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you should be able to receive the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.

I am selling my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, are being a right pain. The Caerwent solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I had an offer accepted on a property in Caerwent on , valuation was booked 2 days after, all came back fine. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Are entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

It has been four months following my purchase conveyancing in Caerwent concluded. I have checked the Land Registry site which shows that I paid £150,000 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 premises 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'm buying a new build house in Caerwent benefiting from help to buy. The builders refused to reduce the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not disclose to my conveyancer about this side-deal as it could adversely affect my mortgage with . Do I keep my lawyer in the dark?.

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 £245,000 and found one round the corner in Caerwent I like with a park and transport links nearby, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Caerwent in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you need a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

Are you able to explain what options are available to me where my Caerwent conveyancing searches shows adverse results?

Normally, almost all adverse entries that arise in Caerwent conveyancing search results can be addressed prior to completion or title insurance can be taken. You need to remember that regardless of the fact that you are purchasing the premises and might be content to accept the search results, your lender may not, and ultimately the decision rests with them.