I have been told that property searches are the primary reason for hinderance in Dunvant conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Dunvant.

I am purchasing a new build house in Dunvant with a mortgage from Barnsley Building Society. The developers would not move on the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not disclose to my lawyer about the side-deal as it would put at risk my mortgage with the lender. Is this normal?.

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.

Due to the encouragement of my in-laws I had a survey completed on a property in Dunvant prior to instructing solicitors. I have been informed that there is a flying freehold element to the property. My surveyor advised that some lenders may refuse to issue a mortgage on this type of house.

It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Dunvant. Conveyancing may be slightly more expensive based on your lender's requirements.

Looking forward to exchange soon on a garden flat in Dunvant. Conveyancing lawyers have said that they will have a report out to me next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Dunvant should include some of the following:

What options are available to the landlord where you are in breach of your lease terms? Details of the parties to the lease, for example these could be the (you), head lessor, freeholder Alterations to the property The physical extent of the property. This will be the flat itself but may include a attic or basement if applicable. What options are open to you if another leaseholder in the building is in violation of a provision in their lease?

I inherited a garden flat in Dunvant, conveyancing formalities finalised March 2011. How much will my lease extension cost? Corresponding properties in Dunvant with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2077

With just 53 years remaining on your lease we estimate the price of your lease extension to be between £27,600 and £31,800 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

Do online conveyancing companies undertake everything a high street Dunvant solicitor does or must I use a solicitor for the final stages for my conveyancing in Dunvant?

If you use an online conveyancer they will cover all the work your Dunvant conveyancer would cover.