My wife and I have recently appointed a conveyancing solicitor in Fishguard. I I am struggling to find out whether they are on the Halifax conveyancing panel. Could you help?

You should contact your conveyancer and enquire if they are on the lender panel. Alternatively please get in touch with Halifax who may be able to confirm.

Should my conveyancer be raising enquiries concerning flooding during the conveyancing in Fishguard.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Fishguard. There are those who purchase a house in Fishguard, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, however there are a number of searches that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Fishguard. The standard property information forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to find out if the premises has historically flooded. In the event that flooding has previously occurred and is not notified by the vendor, then a buyer may issue a compensation claim as a result of such an misleading response. The buyer’s lawyers may also commission an environmental search. This will indicate if there is a recorded flood risk. If so, more detailed investigations should be carried out.

I am buying a new build house in Fishguard with the aid of help to buy. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my conveyancer about the side-deal as it would put at risk my loan with the bank. Is this normal?.

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.

What does commercial conveyancing in Fishguard cover?

Fishguard conveyancing for business premises incorporates a broad range of guidance, provided by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

I own a leasehold flat in Fishguard. Conveyancing and Nationwide Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Fishguard who acted for me is not around. What should I do?

The first thing you should do is make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to instruct a Fishguard conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a 2 bed flat in Fishguard, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Fishguard with a long lease are worth £202,000. The average or mid-range amount of ground rent is £55 yearly. The lease finishes on 21st October 2080

With only 56 years left to run we estimate the premium for your lease extension to range between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

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 investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.