As someone unfamiliar with conveyancing in Cilfynydd what’s the number one tip you can impart concerning the house moving process in Cilfynydd

Not many law firms shout this from the rooftops but conveyancing in Cilfynydd or throughout Abercynon is often a confrontational process. In other words, when it comes to conveyancing there is an abundance of room for conflict between you and others involved in the home moving process. For example, the seller, estate agent and sometimes your lender. Appointing a lawyer for your conveyancing in Cilfynydd an important selection as your conveyancer is your adviser, and is the ONE person in the transaction whose responsibility is to protect your best interests and to protect you.

There is a distinct increase of a "blame" culture- someone has to be at fault for the process taking so long. You should always trust your conveyancer ahead of the other players in the home moving process.

I happen to be the single recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Cilfynydd. The Cilfynydd property was put into my name in November. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the property in November. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. many banks would take a sensible view as this requirement primarily exists to capture the purchase and immediately sell or the flipping of properties.

I had a mortgage agreed in principle with Aldermore. Cilfynydd conveyancing lawyers are instructed. How long does it take for Aldermore to issue the offer to the property lawyer?

There is no definitive answer here. Have Aldermore done the survey? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

It is not clear whether my mortgage offer requires a lease extension. I have called my Cilfynydd bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Cilfynydd conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I simply don't know who is right.

The solicitor has to comply with the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I own a semi-detached Georgian house in Cilfynydd. Conveyancing practitioner represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cilfynydd and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing practitioner who carried out the work.

I am purchasing a new build house in Cilfynydd with a mortgage from Nationwide Building Society. The developers would not reduce the price so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my solicitor about this side-deal as it may impact my loan 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 issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Cilfynydd is where the house is located. Can you offer any guidance?

Flying freeholds in Cilfynydd are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cilfynydd you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cilfynydd may determine 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 residence.