My partner and I are approaching an exchange on a house in St Mellons and my parents have sent the ten percent deposit to my solicitor. I am now told that as the deposit has not arrived from me my solicitor needs to disclose this to my bank. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I disclosed to the bank regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

The lawyer is obliged to check with the bank to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

I am selling my home in St Mellons. Does my lawyer have to be required to be on the Nationwide conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.

I am purchasing my first flat in St Mellons benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not reveal to my solicitor about this side-deal as it will put at risk 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.

My husband and I are new on the property ladder - agreed a price, yet the agent told us that the owners will only move forward if we appoint their chosen conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in St Mellons

We suspect that the seller is unaware of this ultimatum. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Speak to the vendors direct and make sure they understand (a)you are serious purchasers (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you intend to appoint your own,trusted St Mellons conveyancing solicitors - not the ones that will give the negotiator at the agency a referral fee or meet his conveyancing thresholds pre-set by HQ.

Having checked my lease I have discovered that there are only 62 years left on my flat in St Mellons. I now wish to get lease extension but my freeholder is missing. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you have made all reasonable attempts to find the freeholder. For most situations a specialist may be helpful to try and locate and prepare a report which can be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing St Mellons.

I am the registered owner of a 1st floor flat in St Mellons, conveyancing formalities finalised in 2003. Can you work out an approximate cost of a lease extension? Comparable flats in St Mellons with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2088

With only 63 years unexpired we estimate the price of your lease extension to range between £16,200 and £18,600 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.