My son is buying a house that has just been built in Fishguard with a mortgage from Coventry BS. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Coventry BS conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I used Arc property Solicitors a few years past for my conveyancing in Fishguard. I now require my file however cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Fishguard of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have been on the look out for a ground for flat up to £305k and identified one close by in Fishguard I like with amenity areas and station in the vicinity, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Fishguard suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a home loan that many years will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you can 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 term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

Due to sign contracts shortly on a garden flat in Fishguard. Conveyancing solicitors have said that they are sending me a report next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Fishguard should include some of the following:

You should be told what is to be regarded as a Nuisance in the lease Do you need to have carpet in the flat or are you allowed wood flooring? Alterations to the flat Will you be prohibited or prevented from having pets in the property?

Fishguard Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Best to be warned if fixing the lift or some other major work is coming up that will be shared by the tenants and may well dramatically impact the level of the maintenance costs or necessitate a specific payment. Are any of leasehold owners in arrears of their service charge payments? Who is in charge of the building?

My husband and I have had DIP from Skipton Building Society who indicated we could borrow up to £218k. When do I need to instruct a lawyer for conveyancing? Fishguard is where we plan to move to.

You can instruct a lawyer now and ask them to generate a file for you. This will kickstart: 1) the selling agent to issue a Sales Memo to all parties 2) the seller’s lawyer to submit the draft contract. That being said, do not ask your lawyer to start searches until you have your valuation report from Skipton Building Society and you are happy to proceed.