My fiancee and I are purchasing our first house. Our conveyancer has messagedto check if we want to purchase additional conveyancing searches. We are really unsure what's necessary for conveyancing in Morriston

The type of Morriston conveyancing searches depends primarily on the premises, the location, the likelihood of any of these risks, your familiarity of the region and risks, your general appetite to risk. What is important is that you properly appreciate what information each search could give you. Then you can decide if you personally think you need that information. Should you be unclear, ask the lawyer to provide guidance.

We see that you have a post code search directory listing law firms on the HSBC conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Morriston?

We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Morriston.

I am purchasing a property and require a conveyancing solicitor in Morriston who is on the Accord Mortgages Ltd approved. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Accord Mortgages Ltd in certain locations such as Morriston. We dont recommend any particular firm.

Have completed on a a terraced house in Morriston , how long should it take for the Land Registry to register my ownership? My Morriston conveyancing solicitor has been painfully slow, so I want to be sure that my ownership is recorded.

There is nothing unique when it comes to conveyancing in Morriston registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether it is in order and if the Land registry have to notify any other persons or bodies. Currently approximately 80% of such applications are fully dealt with within two weeks but some can be subject to extensive hold-ups. Registration is effected once the buyer is living at the premises so 'speed' is not usually an essential issue yet where it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.

I'm purchasing a new build house in Morriston with the aid of help to buy. The builders would not move on the amount so I negotiated £7000 of additionals instead. The sale representative told me not inform my conveyancer about the extras as it could impact my mortgage with Nationwide Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.