I am buying a right to buy a flat in Fishguard. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Fishguard you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Fishguard.

Will commercial conveyancing searches reveal impending roadworks that may impact a commercial site in Fishguard?

Its becoming the norm that commercial conveyancing solicitors in Fishguard will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Fishguard. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Fishguard.

For every commercial conveyancing transaction in Fishguard it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Fishguard commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Fishguard.

I'm purchasing my first flat in Fishguard with a loan from Virgin Money. The builders would not reduce the price so I negotiated 6k of extras instead. The property agent told me not inform my conveyancer about this extras as it would impact my mortgage with the bank. 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.

Over the last few months I have been searching for a ground for flat up to £305k and identified one close by in Fishguard I like with open areas and transport links nearby, the downside is that it only has 49 remaining years left on the lease. There is not much else in Fishguard for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan the remaining unexpired lease term may be problematic. Reduce 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 2 years 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.

We're first time buyers - agreed a price, but the selling agent advised that the owners will only proceed if we instruct their recommended lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Fishguard

We suspect that the seller is not behind this requirement. If they desire ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Fishguard conveyancing solicitors - not the ones that will give their negotiator at the agency a kickback or meet his conveyancing targets set by head office.