I am need of leasehold conveyancing for a flat in a fairly new development (6 years old) in Pentyrch. 95% of the flats are already sold. Do I need carry out the neighbourhood searches for my conveyancing in Pentyrch?

Conveyancing Searches are a critical link in the Pentyrch conveyancing process. There are hundreds search providers who offer Pentyrch conveyancing searches, as well straight from the local authority. These are generally termed personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authoritative source.

Do conveyancers ask for money on account when it comes to conveyancing in Pentyrch?

Where you are retaining lawyers for conveyancing in Pentyrch your lawyer will request that you place them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. When the deposit is as part of the sale price then this should be required immediately in advance of contracts are exchanged. The closing balance that is needed should be sent to your lawyer shortly before completion.

A friend advised me that if I am buying in Pentyrch I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally included in the estimate for your Pentyrch conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Pentyrch around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Pentyrch Education with maps and statistics, Local Amenities and other useful data about Pentyrch.

I'm purchasing my first flat in Pentyrch benefiting from help to buy. The sellers would not move on the price so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not to tell my conveyancer about the deal as it would impact my loan with the bank. Should I keep quiet?.

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.

I today plan to offer on a house that appears to be perfect, at a great figure which is making it more attractive. I have since discovered that the title is leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Pentyrch. Conveyancing advisers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Pentyrch ?

The majority of houses in Pentyrch are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Pentyrch in which case you should be looking for a Pentyrch conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’spermission to carry out alterations. You may also be required to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your solicitor should appraise you on the various issues.