We had selected conveyancing lawyers located in Croesyceiliog on the Nationwide solicitor approved list. They have just billed me a further sum for dealing with the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?

Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancer may charge a fee for this. This fee is not dictated by Nationwide but by your Croesyceiliog conveyancing practitioner. Plenty of firms on the Nationwide panel will charge an ‘acting for lender’ fee and others do not.

Intending to buy a maisonette in Croesyceiliog. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Croesyceiliog lawyer is on the UBS conveyancing panel.

Coventry BS have agreed my home loan in principle, my offer on a apartment in Croesyceiliog has been agreed to, now what?

Your property agent will need to know who your solicitors are (be sure the lawyers are on the lender’s approved list). Telephone Coventry BS or the financial adviser and finalise any relevant paperwork. Coventry BS will appoint a valuer who will get in touch with the estate agent or vendor to arrange a slot for the valuation to occur. Once conducted (assuming no problems) it takes on average ten days to get a mortgage offer. Coventry BS will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Croesyceiliog.

Have completed on a a semi-detached house in Croesyceiliog , how long should it take for the Land Registry to register my ownership? My Croesyceiliog conveyancing solicitor has been very slow, so I want to check that my purchase is recorded.

As far as conveyancing in Croesyceiliog is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether it is in order and if the Land registry have to notify any 3rd parties. As of today roughly 80% of such applications are fully addressed in less than three weeks but occasionally there can be longer delays. Historically registration takes place after the new owner has moved in to the premises therefore post completion formalities is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.

I am purchasing my first flat in Croesyceiliog with a loan from HSBC Bank. The developers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not disclose to my conveyancer about this extras as it could adversely affect my mortgage with the bank. 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.

Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Croesyceiliog I like with amenity areas and station in the vicinity, the downside is that it only has 49 years on the lease. There is not much else in Croesyceiliog in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you require a home loan the remaining unexpired lease term may be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I need to retain a conveyancing solicitor for some conveyancing in Croesyceiliog. I've land on a site which appears to be the perfect answer If it is possible to get all the legals completed via email that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?