3 months have gone by following my purchase conveyancing in Llay took place. I have checked the Land Registry site 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 premises 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'm buying my first flat in Llay with a mortgage from Halifax. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my conveyancer about this extras as it would impact my mortgage with Halifax. 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.

I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Llay I like with a park and station in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Llay in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage the shortness of the lease may be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

I am 17 days into a residential purchase having been recommend to conveyancers by the estate agent to execute conveyancing in Llay. I am am starting to be dissatisfied with the quality of service. Could you you assist me in finding new solicitors?

They would have to be very poor to suggest diss instructing them. Has the mortgage offer been issued? If so you must make them aware of the new contact details and get the offer are issued to the new lawyers. Your solicitor ideally needs to be on the mortgage company panel to avoid added charges and frustration. That should be your starting point. Our find a solicitor tool can help you find a bank approved conveyancer for your conveyancing in Llay

My father-in-law mentioned that before choosing a conveyancing lawyer they need approved by your bank. I am new to the process but I have an offer in principle via Birmingham Midhshires and I already have a bricks and morter conveyancing solicitor in Llay in place. Does Santander insist on an approved solicitor to be used? If so, where can I find that list so I can pick a conveyancing solicitor in Llay?

You should use a solicitor that is on the Santander panel. Simply call your chosen Llay conveyancing solicitor to check if they are on the Santander panel. If they are not on the panel you have a couple of choices open to you here:

• Carry on with your existing Llay property lawyer but Santander will no doubt appoint a solicitor on their approved panel. This will result in additional fees and probable frustration.
• Choose a new conveyancing practitioner to act in the purchase, not forgetting to check that they are on the Santander conveyancing panel.
• Convince your lawyer to apply to join the lender panel.