Have just purchased a repossessed house at auction in Llanfechain. Conveyancing is necessary. What happens now?

Given that you have now to in every practical sense signed on the dotted line you will need to appoint a conveyancing solicitor as a matter of urgency as you are faced with a fast approaching a drop dead date to complete the property. Every auction property should have a corresponding auction pack. This will include evidence of title and search results. In the case of leasehold premises the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You must pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.

My husband and I have organised a further advance on our home loan from HSBC as we want to carry out alterations to our house in Llanfechain. Do we need to choose a high street Llanfechain solicitor on the HSBC conveyancing panel to deal with the paperwork?

HSBC don't usually appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.

Intending to buy a maisonette in Llanfechain. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llanfechain conveyancer is on the Santander conveyancing panel.

3 months have gone by following my purchase conveyancing in Llanfechain concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing a new build house in Llanfechain with a loan from Coventry Building Society. The builders would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not reveal to my solicitor about this deal as it may jeopardize my mortgage with the bank. Should I keep quiet?.

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.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Llanfechain is where the house is located. What do you suggest?

Flying freeholds in Llanfechain are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanfechain you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanfechain may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My step-father has urged me to instruct his lawyers for conveyancing in Llanfechain. Do I follow his advice?

Much as we are happy to recommend a Llanfechain conveyancing lawyer the ideal way to select a conveyancing solicitor is to get guidance from friends or relatives who have actually previously instructed the firm that you are contemplating using.