What is the optimum way to investigate if the solicitor handling my conveyancing in Cefn Mawr is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Britannia thus spending £187.00 plus VAT in supplemental legal invoice.

You should take advantage of the search tool on this site. Pick the mortgage company and type ‘Cefn Mawr’ or your location and you will see a number of lawyer located in Cefn Mawr or nearest you.

It has been five months following my purchase conveyancing in Cefn Mawr concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. 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 property 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 buying my first flat in Cefn Mawr with the aid of help to buy. The sellers would not budge the price so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my lawyer about this deal as it will impact my mortgage with the lender. Should I keep quiet?.

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've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Cefn Mawr is the location of the property. Can you offer any advice?

Flying freeholds in Cefn Mawr are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cefn Mawr you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cefn Mawr may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

How straightforward is it to use the search app to select a conveyancing solicitor in Cefn Mawr on the authorised to act for my bank?

Step one is to choose a bank such as Nationwide Building Society, Leeds Building Society or TSB then type in your preferred area for example Cefn Mawr. Conveyancing practices in Cefn Mawr and further afield should be identified.