The Cwmcarn conveyancing firm handling our Cwmcarn conveyancing has uncovered a discrepancy when comparing the assumptions in the valuation survey and what is revealed within the title deeds. My lawyer says that he is duty bound to check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach legitimate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

We have agreed to purchase a house in Cwmcarn. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?

As your lender is HSBC your lawyer must follow the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties nationwide and is not restricted to Cwmcarn.

I am selling my apartment. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being a right pain. The Cwmcarn solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.

Planning on purchasing a flat in Cwmcarn. 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 Leeds Building Society 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 Cwmcarn conveyancer is on the Leeds Building Society conveyancing panel.

I'm purchasing a new build house in Cwmcarn with a loan from HSBC Bank. The builders refused to budge the amount so I negotiated 6k of extras instead. The sale representative suggested that I not disclose to my conveyancer about the extras as it may adversely affect my loan with HSBC Bank. Do I keep my lawyer in the dark?.

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.

Am I better off to choose a Cwmcarn conveyancing lawyer based in the area that I am purchasing? I have an old university friend who can perform the conveyancing but they are based 200miles away.

The benefit of a local Cwmcarn conveyancing practice is that you can pop in to sign documents, hand in your ID and pester them if necessary. Having local Cwmcarn know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and they were impressed that should outweigh using an unfamiliar Cwmcarn conveyancing lawyer solely due to them being local.

I have recently realised that I have Fifty years unexpired on my flat in Cwmcarn. I am keen to extend my lease but my landlord is missing. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to locate the landlord. On the whole an enquiry agent may be useful to try and locate and to produce a report which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court covering Cwmcarn.

Cwmcarn Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying

Is anyone aware of any major works anticipated that could increase the service costs? Is the freehold owned jointly by the tenants? What restrictions are contained in the Cwmcarn Lease?