I can't travel far from Hay On Wye. Please clarify why all Hay On Wye solicitors are not on all bank panels?

As inequitable as it may appear for mortgage companies to limit who can act for them, from the public’s or conveyancer’s standpoint, the the contrary view is that mortgage companies are increasingly anxious and regard it vital to shield themselves against mortgage fraud. As a consequence of this concern banks are limiting their conveyancing panel to a size that they are happy to control.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Hay On Wye?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Hay On Wye. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm purchasing a new build house in Hay On Wye benefiting from help to buy. The developers refused to budge the amount so I negotiated £7000 of additionals instead. The property agent told me not to tell my lawyer about this side-deal as it will jeopardize my loan 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.

What advice can you give us when it comes to choosing a Hay On Wye conveyancing practice to deal with our lease extension?

If you are instructing a property lawyer for your lease extension (regardless if they are a Hay On Wye conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with two or three firms including non Hay On Wye conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

If they are not ALEP accredited then what is the reason? How many lease extensions have they conducted in Hay On Wye in the last twenty four months?

Hay On Wye Leasehold Conveyancing - Sample of Queries before Purchasing

Be sure to enquire if the the lease includes any adverse restrictions in the lease. For example it is fairly common in Hay On Wye leases that pets are not permitted in certain buildings in Hay On Wye. If you love the flatin Hay On Wye however your dog is not allowed to make the move with you then you will be presented with a hard compromise. Does this lease have in excess of 90 years left? The prefered form of lease structure is if the freehold reversion is owned by the leaseholders. In this situation the leaseholders benefit from being in charge if their destiny and even though a managing agent is often employed if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves.

We have been advised by many family members that it should take 6-8 weeks for Hay On Wye conveyancing to complete.This was four weeks ago. The draft contract was only received to my conveyancer last week so now does it countdown?

Don't rely on counting down a two month period. Providing assurances as to precisely how long Hay On Wye conveyancing will take is an impossible task. Without fail every property has it’s bespoke set of issues. Accordingly your lawyer should be unwilling to give representations as to how long it will take to conclude conveyancing in Hay On Wye.