It has been 2 months since my purchase conveyancing in Borth Y Gest took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm purchasing a new build house in Borth Y Gest benefiting from help to buy. The sellers refused to move on the price so I negotiated 6k of additionals instead. The property agent told me not disclose to my solicitor about the deal as it would adversely affect my mortgage with Santander. Do I keep my lawyer in the dark?.

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.

I decided to have a survey done on a property in Borth Y Gest prior to instructing solicitors. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some lenders tend not issue a mortgage on this type of premises.

It depends who your proposed lender is. HSBC has different instructions from Halifax. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Borth Y Gest. Conveyancing may be slightly more expensive based on your lender's requirements.

Do I need to be concerned by third parties that I am dealing with are recommending a web based conveyancing firm as opposed to a local Borth Y Gest conveyancing practice?

As is the case with lots of service providers, often input from family and friends can be most helpful. Yet there are numerous parties with a vested interest in a conveyancing matter; estate agents, mortgage brokers and mortgage companies may put forward solicitors to retain. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there might be a financial incentive behind the recommendation. You have the discretion to select your own conveyancer. Don't forget that many lenders specify a panel list of conveyancers you have to use for the mortgage related work in your transaction.

My father has encouraged me to instruct his lawyers for conveyancing in Borth Y Gest. Should I use them?

There are no two ways about it it’s preferable to choose a conveyancing lawyer is to seek recommendations from friends or family who have experience in using the solicitor you're are thinking of instructing.