My solicitor has uncovered a defect with the lease for the apartment we are buying in Coedpoeth. The seller’s lawyers have suggested title insurance as a solution. We are content with insurance and will cover the costs. Our says that he must check that the lender is happy with this solution. Are we the client or is the bank?

Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. The appropriate lender requirements have to be complied with.

I'm purchasing my first flat in Coedpoeth with a mortgage from . The developers refused to move on the price so I negotiated 6k of additionals instead. The property agent suggested that I not to tell my lawyer about the extras as it may put at risk my mortgage with the lender. 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.

Due to the encouragement of my in-laws I had a survey completed on a house in Coedpoeth ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks will refuse to grant a mortgage on a flying freehold premises.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Coedpoeth. Conveyancing may be slightly more expensive based on your lender's requirements.

I need to retain a conveyancing solicitor for sale conveyancing in Coedpoeth. I've chance upon a web site which appears to be the perfect answer If it is possible to get all the legals done via web that would be ideal. Should I be concerned? What should out be looking out for?

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?

The property lawyers conducting our conveyancing in Coedpoeth has sent papers to review that reveal that the property is unregistered with epitome documents. Surely all properties in Coedpoeth are registered?

It is a rare occurrence indeed to find property in Coedpoeth to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Coedpoeth conveyancing practitioners should be able to handle this type of conveyancing but where uncertainty prevails the conventional proposition these days is for the vendor’s solicitor to address the registration formalities first and then sell - this will have a knock on effect to cause a significant delay.