IfI was to buy a simple residential homein Morriston mortgage fee and dispense with a survey and no local authority searches how much could I expect to to save on my conveyancing in Morriston?

Any savings you would achieve will be isolated to the costs for searches. Your conveyancing practitioner is obliged to do the vast majority of work - money laundering, communicating with your sellers conveyancer, stamp duty return, register the property etc. A slight saving might be made by not having to register a charge but it will not be significant.

Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Morriston so that I can attend their offices if necessary.

These days conveyancing panel lawyers for mortgage companies undertake their work via the post, e-mail or over phone calls. This enables them to undertake the legal work for your home move regardless of where you live in the country. However you can see if you have the option of visiting the offices of your conveyancing lawyer if needed.

Various internet forums that I have visited warn that are a common reason for stalling in Morriston house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Morriston.

Have purchased a a semi-detached house in Morriston , how long should it take for the Land Registry to deal with the formalities evidencing my title? My Morriston conveyancing solicitor has been very slow, so I want to be sure that my name is registered.

As far as conveyancing in Morriston registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any 3rd parties. At present roughly 80% of submission are completed in less than three weeks but occasionally there can be protracted delays. Historically registration occurs once the purchaser is living at the property so post completion formalities is not usually an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.

I am purchasing a new build house in Morriston with a mortgage from Leeds Building Society. The builders would not move on the price so I negotiated 6k of extras instead. The estate agent told me not disclose to my solicitor about this deal as it would impact my loan 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.