I am not well enough to travel far from Talsarnau. What is the rationale as to why all Talsarnau solicitors aren't included on all mortgage company panels?

As inequitable as it may seem for lenders to restrict who can represent them, from the public’s or conveyancer’s perspective, the flip side is that mortgage companies are increasingly anxious and feel it necessary to shield themselves against mortgage fraud. As a consequence of this concern mortgage companies have restricted their panel of approved conveyancing lawyers to a size that they are happy to control.

A relative suggested that if I am purchasing in Talsarnau I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes quoted for as part of the standard Talsarnau conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Talsarnau around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Talsarnau Education with maps and statistics, Local Amenities and other useful information concerning Talsarnau.

I'm buying a new build house in Talsarnau with a mortgage from Alliance & Leicester . The developers would not move on the price so I negotiated £7000 of extras instead. The estate agent told me not inform my lawyer about the side-deal as it will affect my loan 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.

Due to the input of my in-laws I had a survey completed on a house in Talsarnau ahead of appointing solicitors. I have been advised that there is a flying freehold element to the house. The surveyor advised that some banks tend not grant a mortgage on this type of home.

It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Talsarnau. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Talsarnau to see if the conveyancing costs will increase in light of this.

Looking forward to sign contracts shortly on a ground floor flat in Talsarnau. Conveyancing solicitors assured me that they report fully on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in Talsarnau should include some of the following:

Details of the parties to the lease, for instance these could be the tennant, head lessor, landlord How long the lease is. You should be advised as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Repair and maintenance of the property You should know whether the lease allows you to add or improve aspects of the flat- you must be made aware as to whether any restrictions applies to all alterations or just structural alteration, and whether consent is required

I am the registered owner of a 1st floor flat in Talsarnau, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar properties in Talsarnau with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2076

With just 50 years remaining on your lease the likely cost is going to range between £31,400 and £36,200 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 supply the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.