We are acquiring our first property. The lawyer has contact usto check if we want to order extra conveyancing searches. We are really unsure what's needed for conveyancing in Pembroke Dock

The type of Pembroke Dock conveyancing searches should be triggered based primarily on the premises, the location, the possibility of any of these risks, your familiarity of the area and risks, your general appetite to risk. What matters is that you properly understand what information each search could provide. Then you can decide if you consider that you need that information. Should you be in doubt, ask your conveyancing practitioner to recommend.

My brother-in-law has suggested I instruct a conveyancing solicitor in Pembroke Dock. I need to find out whether they are on the Barnsley Building Society approved list of lawyers. Could you advise?

You should call your conveyancer and ask them whether they are on the lender panel. Alternatively you can get in touch with Barnsley Building Society who may be able to confirm.

I am intent on selling our home in Pembroke Dock and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Pembroke Dock conveyancer would know this is not the case. It does beg the question why the purchasers are using a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Pembroke Dock. Having lived in Pembroke Dock for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You must check with 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 health insurance to cover that same illness)

Are there restrictive covenants that are commonly identified during conveyancing in Pembroke Dock?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Pembroke Dock. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am purchasing a new build house in Pembroke Dock with a loan from Yorkshire Building Society. The developers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not reveal to my lawyer about this deal as it will jeopardize my mortgage with Yorkshire Building Society. 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.