We are about to complete buying a house in Merthyr Tydfil but as a consequence of damage from the recent storms I have was able negotiate recompense from the seller in the sum of £2k by way of a reduction in the price. I had intended this to be addressed as part of a side agreement however Lloyds will not agree to this. Should they have been notified?

The lawyer that is on a Lloyds conveyancing panel is obliged to advise Lloyds of any variations to the sale price. If you prohibit your conveyancing practitioner to report the reduction to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new property lawyer for your conveyancing in Merthyr Tydfil.

I am the single recipient of my late mum's estate with all property in now in my sole name, including the house in Merthyr Tydfil. The Merthyr Tydfil property was put into my name in June. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the house in June. Will no one buy the property for half a year?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. many mortgage companies would take a sensible view as this obligation principally exists to identify subsales or the quick reselling of property.

When it comes to mortgage companies such as RBS, do Merthyr Tydfil conveyancing practitioners incur a yearly amount to be on the conveyancing panel?

We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I have a mortgage with Kent Reliance for my property in Merthyr Tydfil. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?

You must advise Kent Reliance prior to renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will permit you to let 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 Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.

It has been 4 months since my purchase conveyancing in Merthyr Tydfil took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 residence 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.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Merthyr Tydfil I like with amenity areas and station nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Merthyr Tydfil suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a home loan the shortness of the lease may be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

I am soon to complete buying a property in Merthyr Tydfil but as a result of wreckage from the recent storms I have negotiated reparation from the owner of five thousand pounds taking the form of a reduction in the price. This was going to be addressed as part of the conveyancing process but my mortgage company will not permit this. Should they have been informed?

Any property lawyer that is on a lender approved list is obliged to disclose to the lender of any variations to the purchase amount. In the event that you prohibit your solicitor to notify the reduction to your mortgage company then they would have no choice but to disinstructing themselves from representing you and the bank.