We wanted to use a conveyancing solicitor in Fishguard for our home move. Our financial adviser informed us that our mortgage company won't deal with them. Surely this is unduly restrictive?

Pre- 2008 most mortgage companies had an appetite for risk which was higher than today. Almost all Fishguard conveyancing firms would have been on most mortgage company panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms relating to their operations and the individuals who work for them and set certain criteria such a completing on a minimum volume of conveyancing. Many Fishguard conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Fishguard is amongst the hundreds of areas where the conveyancers we recommend are members of the panel for .

I'm buying a new build house in Fishguard benefiting from help to buy. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about this side-deal as it may impact my mortgage with the bank. 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.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Fishguard is the location of the property. Is there any advice you can give?

Flying freeholds in Fishguard are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Fishguard you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fishguard 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 residence.

As co-executor for the estate of my father I am disposing of a house in Newport but reside in Fishguard. My solicitor (who is 250 miles from merequires that I execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Fishguard to witness and place their company stamp on the document?

strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are based in Fishguard

I am hoping to complete next month on a garden flat in Fishguard. Conveyancing lawyers inform me that they report fully on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in Fishguard should include some of the following:

Your conveyancers should enable you to have an understanding of the building insurance provisions Rent payments - what is due and what the invoice dates are, and be on notice if this is subject to change The physical extent of the premises. This will be the property itself but may include a loft or storage are if appropriate. Changes to the property

Fishguard Leasehold Conveyancing - Sample of Questions you should ask before buying

The majority of Fishguard leasehold flats will be liable to pay a service charge for maintenance of the building set by the freeholder. If you buy the apartment you will have to pay this contribution, normally in instalments accross the year. This may be anything from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a ground rent for you to pay yearly, this is usually not a large sum, say around £25-£75 but you need to check as sometimes it can be surprisingly expensive. The prefered form of lease arrangement is a share of the freehold. In this arrangement the leaseholders have control and although a managing agent is frequently employed if it is bigger than a house conversion, the managing agent is directed by the tenants. Are there any major works on the horizon that will increase the service fees?