I am only a couple days away from an exchange on a house in Rhiwderin and my mum and dad have sent the exchange deposit to my conveyancer. I am now informed that as the deposit has been received from someone other than me my lawyer needs to make a notification to my mortgage company. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the bank about my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to hold matters up?

The solicitor is duty bound to check with mortgage company to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.

Will our conveyancer be raising questions concerning flooding as part of the conveyancing in Rhiwderin.

Flooding is a growing risk for lawyers conducting conveyancing in Rhiwderin. Plenty of people will acquire a house in Rhiwderin, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, however there are a number of checks that may be initiated by the buyer or by their conveyancers which can figure out the risks in Rhiwderin. The conventional set of property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to find out whether the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the seller, then a buyer could commence a legal claim for losses resulting from an inaccurate reply. The purchaser’s lawyers will also commission an environmental search. This should disclose whether there is a recorded flood risk. If so, additional inquiries will need to be initiated.

I'm purchasing a new build house in Rhiwderin with a mortgage from Lloyds TSB Bank. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about this deal as it could adversely affect my mortgage with the lender. 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.

What tools are available to search for a Rhiwderin law firm on the Virgin Money conveyancing panel? I am a keen cyclist and am happy to travel upto 20miles to meet the lawyer.

You can use the tool on this page. Please pick a lender and your location and you will see a number of Rhiwderin conveyancing lawyers locally. We have detailed some Rhiwderin conveyancing firms at the bottom of this page and you can contact them to see if they are on the Virgin Money approved list

Can you provide any top tips for leasehold conveyancing in Rhiwderin from the perspective of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Rhiwderin can be bypassed if you get in touch lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ conveyancers.
If you hold a share in a the Management Company, you should ensure that you are holding the original share document. Organising a new share certificate can be a lengthy formality and delays many a Rhiwderin home move. Where a new share is required, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. A minority of Rhiwderin leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. The majority of freeholders or Management Companies in Rhiwderin charge for supplying management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Rhiwderin.

Rhiwderin Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing

Are any of leasehold owners in dispute over their service charge payments? You should be aware that where the lease has less than 80 years it will have adverse implications on the marketability of the flat. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will probably need a lease extension sooner rather than later and you need to have some idea of what this would cost. For most Rhiwderinlease extensions you would be be obliged to have been the owner of the property for 24 months in order to be legally able to exercise a lease extension. What is the the remaining lease term?