I am in need of a conveyancer. Do I opt for an online conveyancer as opposed to a high street Hirwaun conveyancing lawyer?

Hirwaun is a unique place, where neighbourhood experience helps. The laid-back lifestyle has an upside – but not when it comes to your conveyancing. The solicitors that we recommend possess in-depth Hirwaun intelligence with a professional, can doattitude that helps the conveyancing to progress hassle free. It is a distinct advantage if they can make use of well established rapport with mortgage brokers, local authorities, surveyors and counterpart Hirwaun conveyancing solicitors

The Hirwaun conveyancing firm handling our Hirwaun conveyancing has discovered a discrepancy when comparing the assumptions in the home valuation survey and what is in the title deeds. My lawyer informs me that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach legitimate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

It is a dozen years since I bought my house in Hirwaun. Conveyancing lawyers have just been appointed on the sale but I am unable to find the deeds. Is this a major issue?

You need not be too concerned. First there is a possibility that the deeds will be retained by your mortgage company or they could be archived with the conveyancers who acted in the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Hirwaun relates to registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.

We are intent on selling our property in Hirwaun and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Hirwaun conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Hirwaun. We have lived in Hirwaun for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I am buying a new build house in Hirwaun with a loan from National Westminster Bank. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not reveal to my solicitor about the extras as it will adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

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.