My mortgage broker says he needs my Pentre law firm’s panel reference for the Santander conveyancing panel. How do I discover this. I have contacted my local Pentre office but they cant find it on their system.

Have you tried contacting your Pentre conveyancer about this?. They maintain a central record lender panel numbers.

The vendors of the home we are purchasing are using a conveyancing firm in Pentre who has insisted on a preliminary contract with a deposit two thousand pounds. Are such arrangements promoted for Pentre conveyancing transactions?

This form of contract isn't common in Pentre, conveyancers are not keen on them as they detract from focusing on the primary objective, namely conveyancing and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no guarantee that just because the proprietor has signed an exclusivity agreement they will sell to you. They may breach the agreement if they receive a large enough financial inducement to do so because a wronged claimant with the benefit of a exclusivity agreement will still be legally obliged to show losses as a consequence of the breach and these may not amount to the financial upside that your seller may secure by breaching the contract, however morally shameful it undoubtedly is.

I am purchasing my first flat in Pentre with a mortgage from Lloyds TSB Bank. The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not reveal to my solicitor about this extras as it will adversely affect my loan 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.

Due to exchange soon on a garden flat in Pentre. Conveyancing solicitors inform me that they report fully within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Pentre should include some of the following:

Specifying your legal entitlements in respect of the communal areas in the building.E.G., does the lease permit a right of way over an accessway or hallways? Details of the parties to the lease, e.g. these could be the lessee, superior lessor, landlord An explanation as to the provision in the lease to pay service charges - in respect of the block, and the wider rights a leaseholder enjoys You should receive a copy of the lease Whether your lease provides for a sinking account for major repairs?

Pentre Leasehold Conveyancing - Examples of Queries Prior to buying

How long is the Lease? Are there any major works on the horizon that will likely add a premium to the service fees? How is the lease structured?

When it comes to my conveyancing in Pentre should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Pentre conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.