My wife and I are looking to buy a flat in Whitland and are in fact using a Whitland conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. The Royal Bank of Scotland have this afternoon contacted us to advise us that they have now hit a problem as our Whitland solicitor is not on their approved list of lawyers. Please explain?

Where you are buying a property with the assistance of a mortgage it is standard for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Whitland solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.

We are purchasing a victorian detached house in Whitland. The intention is to convert the garage to an office at the house.Will the conveyancing process include checks to ascertain if these alterations are permitted?

Your conveyancer will check the registered title as conveyancing in Whitland can sometimes reveal restrictions in the title deeds which restrict categories of alterations or need the consent of a 3rd party. Certain additions require local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

Intending to buy a house in Whitland. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Whitland lawyer is on the Nationwide conveyancing panel.

I was told three weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Whitland is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.

I need some quick conveyancing in Whitland as I am under pressure to complete within one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are are a cash buyer you are at liberty not to do searches although no lawyer would suggest that you don't. With plenty of history conveyancing in Whitland the following are examples of what can arise and adversely affect future saleability: Enforcement Actions, Overdue Charges, Overdue Grants, Railway Schemes,...

I'm purchasing a new build house in Whitland benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of additionals instead. The property agent advised me not to tell my lawyer about the side-deal as it could put at risk my loan with Clydesdale. 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.

Planning to exchange soon on a basement flat in Whitland. Conveyancing lawyers inform me that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Whitland should include some of the following:

Does the lease require carpeting throughout thus preventing wood flooring? You need to be advised what is to be regarded as a Nuisance as far as the lease is concerned Defining your rights in respect of common areas in the building.For instance, does the lease provide for a right of way over an accessway or hallways? Information concerning the obligations in the lease to pay service charges - in relation to the building, and the wider rights a lessee enjoys Details of the parties to the lease, for example these could be the lessee, head lessor, landlord

Whitland Conveyancing for Leasehold Flats - Examples of Queries before buying

In the main the outlay for major works tend not to be included within maintenance charges, albeit that some managing agents in Whitland obliged leaseholders to pay into a reserve fund and this is used to offset against larger repairs or maintenance. The prefered form of lease structure is if the freehold reversion is owned by the leaseholders. In this arrangement the leaseholders enjoy being in charge if their destiny and even though a managing agent is frequently employed where it is larger than a house conversion, the managing agent is directed by the tenants.