The sellers of the home we are hoping to buy are using a conveyancing firm in Ferryside who has suggested a exclusivity agreement with a payment 6,000. Are such arrangements appropriate for Ferryside conveyancing transactions?

Exclusivity contracts are agreements binding a home seller and prospective buyer giving the buyer the sole right to the sale of the premises for a limited period of time. For all intents and purposes, an exclusivity is a document stating that you should be issued with a contract at a later date being the main conveyancing contract. It is generally utilised for buyer confidence though in some cases, the owner may stand to benefit from such agreements as well. There are numerous positives and negatives to using them but you should to check with your solicitor but beware that it may end up costing you extra in conveyancing fees. In light of these reasons these agreements are unusual in relation to conveyancing in Ferryside.

We are getting the release of further funds on our mortgage from Yorkshire BS as we wish to carry out a loft conversion to our home in Ferryside. Are we obliged to select a high street Ferryside solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?

Yorkshire BS don't usually instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.

I'm in the process of viewing houses in Ferryside and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Principality.

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are taking out a mortgage with Principality, make sure you remember to check that your lawyer is on the Principality conveyancing panel.

I can not fathom if my bank requires a lease extension. I have called my Ferryside building society branch on a couple of occasions and was advised it wasn't an issue and they would lend. My Ferryside conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their specific requirements. Who do I believe?

As long as the lawyer is on the bank approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am purchasing my first flat in Ferryside with a loan from Barclays . The developers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not inform my solicitor about the extras as it would put at risk my loan with the lender. Do I keep my lawyer in the dark?.

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.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Ferryside is where the house is located. Can you shed any light on this issue?

Flying freeholds in Ferryside are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ferryside you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ferryside may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

In what way does the Landlord & Tenant Act 1954 affect my business offices in Ferryside and how can your lawyers assist?

The 1954 Act affords a safeguard to business lessees, giving them the legal entitlement to make a request to court for a renewal tenancy and continue in occupation at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Ferryside is one of our many areas of the UK in which our lawyers are based