We are buying a newly built duplex in Tywyn and my lawyer is advising me that she has to the lender to reveal incentives from the seller. The Estate Agents are hassling me to exchange and my preference is not to delay deal. Is my lawyer right?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am close to exchanging contracts on the sale of our house in Tywyn and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing practice as opposed to a conveyancing solicitor in Tywyn. We have lived in Tywyn for 4 years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You should 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 sickness)

The estate agent has sent us the confirmation of our purchase of a new build flat in Tywyn. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Tywyn

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one close by in Tywyn I like with open areas and station nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Tywyn for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a mortgage the shortness of the lease will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

Do lenders provide you with an approved list of Tywyn solicitors? How do you know who is on the mortgage company conveyancing panel?

Tywyn law firm practices and firms conducting conveyancing in Tywyn themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the lender directly.