What does my ID and proof of funds have anything to do with my conveyancing in Tonteg? Is this really warranted?

Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing instruction. The Terms of Engagement that you are required to sign will no doubt confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you refuse to hand over identification documents, your conveyancer will not be able to take you on as a client.

A friend informed me that in buying a property in Tonteg there may be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?

We are aware of anumerous of properties in Tonteg which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Tonteg should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

The formalities of my remortgage has taken place for my property in Tonteg. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Tonteg solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Tonteg surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I am close to exchanging contracts on the sale of our property in Tonteg and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any high street Tonteg conveyancer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing outfit rather than a conveyancing solicitor in Tonteg. Having lived in Tonteg for 5 years we know of no issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to 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)

I'm buying a new build house in Tonteg with the aid of help to buy. The developers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not inform my solicitor about the extras as it will affect my loan with Skipton Building Society. Should I keep quiet?.

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.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one near me in Tonteg I like with open areas and station nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Tonteg suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a home loan that many years may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.