I plan on buying an apartment in Rhymney. My Solicitor is not on the mortgage company solicitor panel. Am I still permitted to use my Rhymney conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?

You must use a conveyancing practitioner to deal with the legal work required when you need a loan to purchase your property. They will conduct all the appropriate due diligence on the property, ensuring that you’re registered as proprietor and ensure that all the required mortgage paperwork is in place. One can instruct a Rhymney conveyancer of your choosing. Nevertheless, where the lawyer selected is not a member of the mortgage company conveyancing panel supplemental costs will be levied as separate legal representation will be need by the lender. Bank panel applications may be submitted, so where your conveyancer has not in the past applied for membership they should do so.

I'm purchasing a new build house in Rhymney with a mortgage from Norwich and Peterborough Building Society. The developers refused to reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my conveyancer about this side-deal as it will jeopardize my mortgage 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.

I am looking for a ground for flat up to £195,000 and identified one near me in Rhymney I like with a park and transport links nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Rhymney suitable, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan that many years will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 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 term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

I have been recommended by two or three local estate agents in Rhymney to choose a property lawyer on your site. Is there a financial advantage for Estate Agents to offer your lawyers rather than a competitor’s?

We don’t give any referral fee for directing people to this site. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

In searching the world wide web for the words cheap conveyancing in Rhymney it reveals many conveyancerslocally. With so much choice what is the best way to find the suitable solicitor for my move?

The ideal method of choosing the right conveyancer is through a trusted testimonial, so enquire of friends and family who have bought a property in Rhymney or a respected estate agent or mortgage broker. Charges for conveyancing in Rhymney vary, so it's sensible to request at least three costs illustrations from different law firms. Be sure to seek confirmation that the costs are assured not to increase.