I'm buying my first flat in Pontyclun with a mortgage from Norwich and Peterborough Building Society. The builders would not budge the price so I negotiated 6k of extras instead. The property agent advised me not inform my solicitor about the deal as it may adversely affect my mortgage with the lender. Is this normal?.

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.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Pontyclun is the location of the property. What do you suggest?

Flying freeholds in Pontyclun are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pontyclun you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontyclun may decide 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.

Do I need to be concerned by 3rd parties that I am dealing with are suggesting a factory type conveyancing firm as opposed to a local Pontyclun conveyancing firm?

As with lots of professional services, often recommendations from connections can be most helpful. But there are many people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all recommend conveyancers to use. Sometimes the lawyers might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the recommendation. You are at liberty to appoint your preferred conveyancer. Don't forget that some lenders specify a panel list of lawyers you must use for the lender aspect of your conveyancing.

If all goes to plan we aim to complete the sale of our £325,000 apartment in Pontyclun on Tuesday in a week. The managing agents has quoted £336 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Pontyclun?

Pontyclun conveyancing on leasehold apartments usually requires the purchaser’s lawyer submitting questions for the landlord to address. Although the landlord is not legally bound to answer these enquiries most will be content to do so. They are entitled to levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some transactions it is above £800. The administration charge required by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration charges, without which the charge is not strictly payable. Reality however dictates that you have no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.

I am the registered owner of a leasehold flat in Pontyclun, conveyancing having been completed 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Pontyclun with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2093

With only 69 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

I’m about to sell my basement flat in Pontyclun.Conveyancing is yet to be initiated however I have just had a half-yearly service charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as you normally would given that all rents and maintenance charges will be allottedon completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process