We are only a couple days away from an exchange on a flat in Fradley and my parents have sent the 10% deposit to my property lawyer. I am now advised that as the deposit has not come from me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to be an issue?

The conveyancing practitioner is duty bound to clarify with mortgage company to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

I am selling my apartment in Fradley. Will the lawyer have to be required to be on the Principality conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.

We are purchasing a property and the lawyer has identified Chancel Repair for which the property could be liable because it falls into the area of such a church. He has suggested insurance. Is this strictly appropriate for conveyancing in Fradley

Unless a prior acquisition of the premises completed after 12 October 2013 you could assume that solicitors carrying out conveyancing in Fradley to remain recommending a chancel search and or chancel repair liability insurance.

I am buying a new build flat in Fradley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Fradley

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared.

I have been on the look out for a flat up to £305k and found one close by in Fradley I like with open areas and transport links nearby, however it only has 51 years unexpired on the lease. There is not much else in Fradley for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you require a mortgage the shortness of the lease will be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.