I am considering remortgaging my home in Brecon Beacons, does my lawyer need to be on the Bank of Ireland Solicitor panel?

In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

We are planning to move property in October. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Brecon Beacons. Conveyancing firm was organised before I stumbled across this page.

On the day of completion you will need to collect the keys from the property agent however this should only happen once the sellers conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You should inform the removal men that you are ready to move in. We do not recommend a particular removal organisation but can help you find a conveyancing in Brecon Beacons or a solicitor with expertise in conveyancing in Brecon Beacons.

We are purchasing a 3 bedroom semi in Brecon Beacons. Our aim is to an extension at the rear at the house.Will legal conveyancing on the property include investigations to see if these alterations are allowed?

Your property lawyer should review the registered title as conveyancing in Brecon Beacons can on occasion identify restrictions in the title documents which restrict certain alterations or require the permission of another owner. Certain works need local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.

I have paid off my mortgage with Nationwide. I assume I don't need a Brecon Beacons solicitor on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

I am purchasing my first flat in Brecon Beacons benefiting from help to buy. The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not disclose to my lawyer about this extras as it could jeopardize my mortgage with Chelsea Building Society. 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.

Due to the guidance of my in-laws I had a survey completed on a property in Brecon Beacons prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some banks tend refuse to grant a loan on a flying freehold property.

It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Brecon Beacons. Conveyancing will be smoother if you use a solicitor in Brecon Beacons especially if they regularly deal with such properties in Brecon Beacons.

In searching the internet for the term on line conveyancing in Brecon Beacons it reveals numerous solicitorsin the area. How do I determine which is the right solicitor for purchase transaction?

The ideal method of finding a suitable conveyancer is through a personal testimonial, so enquire of friends and those you trust who have purchased a property in Brecon Beacons or the local estate agent or financial adviser. Fees for conveyancing in Brecon Beacons vary, so it's advisable to obtain at least three costs illustrations from different solicitors. Make sure that you clarify that the fees are fixed.