I am expecting a offer of a home loan from Halifax. I would like to retain the legal services of a Licensed Conveyancer in Henllys. Does the Halifax Conveyancing panel allow for conveyancers regulated by the CLC?

The Halifax approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I am the sole recipient of my late grandmother’s will and I have everything in my name now, including the my former home in Henllys. The Henllys property was put into my name in March. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership could be considered the same way as though I had purchased the house in March. Do I have to wait half a year to sell?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How sensible a view lenders take of it, depend on the bank as this obligation is primarily there to identify the purchase and immediately sell or the flipping of properties.

After months of negotiation I have agreed a price on a house in Henllys. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £200. A couple of days later, the solicitor contacted me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My offer was accepted on an apartment in Henllys on 20/2/2019, valuation was booked five days later, received a clean bill of health. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Are Skipton entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.

I got the keys to my house on 6 August and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Henllys expressed confidence that it would be concluded inside ten days. Are titles in Henllys uniquely lengthy to register?

As far as conveyancing in Henllys is concerned, registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any other parties. At present approximately 80% of submission are completed within two weeks but some can be subject to extensive delays. Registration takes place once the purchaser has moved in to the premises therefore an expedited registration is not typically primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer can speak with the land registry and explain the circumstances.

I'm buying my first flat in Henllys with a mortgage from HSBC Bank. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not inform my conveyancer about the extras as it will affect my loan with HSBC Bank. Is this normal?.

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.

Due to the input of my in-laws I had a survey completed on a property in Henllys prior to instructing lawyers. I have been told that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will refuse to grant a loan on such a home.

It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Henllys. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Henllys to see if the conveyancing costs will increase in light of this.