Finally, a loan agreement from HSBC for the remortgage of my single room apartment is to be issued any day now. Can you put forward a cheap conveyancing lawyer in Hay On Wye?

This site is not designed to help those in pursuit of the cheapest conveyancing in Hay On Wye. Our intention is to offer value for money conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing brokers enticing you with £100 conveyancing in Hay On Wye. At best, in choosing a lawyer for low cost conveyancing, you will end up with what you pay for and at worst you will end up paying a lot in additional fees and still not end up with the service expected.

I am need of leasehold conveyancing for an apartment in a relatively new development (6 years built) in Hay On Wye. The vast majority the appartments are already disposed of. Is it strictly necessary to order neighbourhood searches for my conveyancing in Hay On Wye?

A big part of the Hay On Wye conveyancing process is the conveyancing searches. There are a large number of companies conducting Hay On Wye conveyancing searches, as well straight from the local authority. These are generally termed personal search organisation due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authority.

We note that you have a search directory listing firms on the Leeds Building Society conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Hay On Wye?

We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hay On Wye.

I have decided to exercise my right to buy my property in Hay On Wye off the council. I have a mortgage agreed with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

I currently have a mortgage with Bank of Ireland for my property in Hay On Wye. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?

You must advise Bank of Ireland before renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel lawyer.

I am selling my apartment. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being pedantic. The Hay On Wye solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying my first flat in Hay On Wye with a mortgage from Norwich and Peterborough Building Society. The sellers would not reduce the price so I negotiated 6k of extras instead. The house builders rep suggested that I not to tell my solicitor about the deal as it may affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.