We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather appoint a local conveyancing solicitor in Cefn Mawr?

Do check but the the probability is that appoint one of their panel solicitors if you want the "fee-free" offer. Contact the lender to ask if they allow a monetary alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Cefn Mawr.

I'm buying a new build house in Cefn Mawr with a loan from Alliance & Leicester . The builders refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not inform my solicitor about this deal as it may impact my mortgage with the lender. 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 leasehold apartment up to £305k and found one close by in Cefn Mawr I like with a park and transport links in the vicinity, the downside is that it only has 61 years on the lease. I can't really find anything else in Cefn Mawr suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan that many years will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

I need to find a conveyancing solicitor for freehold conveyancing in Cefn Mawr. I have stumble upon a web site which appears to be the ideal answer If there is a chance to get all formalities done via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Having had my offer accepted I require leasehold conveyancing in Cefn Mawr. Before I get started I require certainty as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and almost all are in Cefn Mawr - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a 1st floor flat in Cefn Mawr, conveyancing formalities finalised May 2005. Can you work out an approximate cost of a lease extension? Similar properties in Cefn Mawr with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 2089

With only 63 years left to run we estimate the premium for your lease extension to range between £16,200 and £18,600 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.