I am considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Dyserth with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?

There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I am buying a new build house in Dyserth with a mortgage from HSBC Bank. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not to tell my solicitor about the side-deal as it may affect my loan with the lender. Should I keep quiet?.

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 am looking for a leasehold apartment up to £235,500 and found one round the corner in Dyserth I like with a park and transport links in the vicinity, however it's only got 49 remaining years left on the lease. There is not much else in Dyserth suitable, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a home loan the shortness of the lease will be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

Is it simple use your search facility to locate a conveyancing lawyer in Dyserth on the approved list for my lender?

1st choose a bank such as Nationwide Building Society, Norwich and Peterborough Building Society or Alliance & Leicester then specify your preferred area such as Dyserth. Conveyancing practices in Dyserth and nationally should be listed.

Do online conveyancing companies undertake everything a local Dyserth solicitor does or must I use a solicitor for the final stages for my conveyancing in Dyserth?

If you instruct an online conveyancer they will cover all the work your Dyserth solicitor will cover.