My partner and I are nearing an exchange on a house in Llanrwst and my parents have sent the ten percent deposit to my property lawyer. I am now advised that as the deposit has been received from someone other than me my conveyancing practitioner needs to make a notification to my lender. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the bank about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?

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

I own a freehold property in Llanrwst yet pay rent, why is this and what is this?

It is rare for properties in Llanrwst and has limited impact for conveyancing in Llanrwst but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

Do commercial conveyancing searches disclose proposed roadworks that could impact a commercial premises in Llanrwst?

Many commercial conveyancing solicitors in Llanrwst will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Llanrwst. The search result 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 Llanrwst.

For each commercial conveyancing transaction in Llanrwst it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Llanrwst commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Llanrwst.

Me and my brother purchased a 4 bedroom Edwardian house in Llanrwst. Conveyancing practitioner acted for me and Nottingham Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the exact same address. Is it worth asking Nottingham Building Society to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanrwst and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing practitioner who conducted the purchase.

I'm buying my first flat in Llanrwst benefiting from help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about the deal as it could put at risk my mortgage with The Royal Bank of Scotland. 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.