We note that you have a search directory identifying firms on the Santander conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Llanddulas?

We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llanddulas.

I'm buying my first flat in Llanddulas with the aid of help to buy. The developers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not to tell my conveyancer about the deal as it could impact my loan with the lender. Do I keep my lawyer in the dark?.

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.

Is it simple use the search facility to get a fee calculation from a conveyancing lawyer in Llanddulas on the approved list for my lender?

Step one is to pick a bank such as Accord Mortgages Ltd, Barnsley Building Society or Alliance & Leicester then specify your preferred area for instance Llanddulas. Conveyancing organisations in Llanddulas and beyond should be shown.

I need to retain a conveyancing solicitor for my conveyancing in Llanddulas. I've discover a web site which seems to have the perfect offering If there is a chance to get all this stuff completed via phone that would be preferable. Do I need to be wary? What should out be looking out for?

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?

Jane (my partner) and I may need to sub-let our Llanddulas 1st floor flat for a while due to a career opportunity. We used a Llanddulas conveyancing practice in 2003 but they have closed and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?

A small minority of properties in Llanddulas do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Llanddulas Leasehold Conveyancing - Examples of Queries Prior to buying

Please tell me if there are any major works in the planning that will add a premium to the maintenance costs? What restrictions exist in the Llanddulas Lease? Who manages the building?