I am buying a newly constructed apartment in Kilgetty and my conveyancer is advising me that she is duty bound to the lender to disclose incentives from the developer. The Estate Agents are hassling me to sign contracts and my preference is not to delay the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

As someone with no idea as to conveyancing in Kilgetty what’s the number one tip you can impart concerning the ownership transfer in Kilgetty

You may not hear this from too many lawyers but conveyancing in Kilgetty or throughout Pembrokeshire is often a confrontational process. Put another way, when it comes to conveyancing there is lots of opportunity for conflict between you and other parties involved in the home moving process. For instance, the vendor, selling agent and on occasion the bank. Choosing a law firm for your conveyancing in Kilgetty an important selection as your conveyancer is your adviser, and is the ONLY person in the legal process whose responsibility is to look after your best interests and to keep you safe.

Every so often a potential adversary may try and persuade you that you should follow their advice. For instance, the estate agent may claim to be assisting by suggesting your lawyer is slow. Or your mortgage broker may tell you to do take action that is against your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I am assisting my mother sell her property in Kilgetty. Will the conveyancer arrange an EPC or it is for me to coordinate?

After the abolition of Home Packs, EPC’s became a compulsory element of selling a house. An energy performance certificate should be to hand prior to the property being marketed. This is not a task that solicitors ordinarily organise. If you are instructing a Kilgetty conveyancing practitioner they may be willing to arrange energy performance certificates due to their relationships with long established local assessors

I have a mortgage with Co-operative for my property in Kilgetty. Conveyancing was finalised 12 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 Co-operative?

Co-operative must be informed of your intention before renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative 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 Co-operative directly. You need not do this via a Co-operative conveyancing panel firm.

I am selling my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being problematic. The Kilgetty solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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 require quick conveyancing in Kilgetty as I have an ultimatum to exchange contracts within 4 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?

If.Given you are are a mortgage free purchaser you have the choice not to have searches carried out although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Kilgetty the following are instances of what can crop up and therefore affect future saleability: Enforcement Actions, Outstanding Fees, Overdue Grants, Unadopted Roads,...

It has been 3 months since my purchase conveyancing in Kilgetty concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.