Do I have to attend the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Morriston so that I can pop in to their offices when needed.

These days approved lawyers for lenders conduct all of the work via Royal Mail, internet or over phone calls. This enables them to undertake the conveyancing transaction no matter where you live in England or Wales. However you can see if you can still book an appointment to visit conveyancing lawyer if needed.

Various web forums that I have come across warn that are the number one reason for delay in Morriston conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Morriston.

I got the keys to my home on 7 January and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Morriston expressed confidence that it should be concluded in a couple of weeks. Are properties in Morriston particularly slow to register?

There is nothing unique when it comes to conveyancing in Morriston registration formalities. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether there are errors and whether the Land registry have to notify any third persons or bodies. At present approximately three quarters of such applications are fully addressed within two weeks but some can be subject to protracted hold-ups. Registration takes place once the new owner has moved in to the premises therefore 'speed' is not always primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

I'm purchasing a new build house in Morriston with a loan from Birmingham Midshires. The sellers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not disclose to my lawyer about this deal as it may impact my mortgage with the lender. Should I keep quiet?.

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.

My business partner and I are planning to lease a unit on the high street. Can you recommend conveyancers offering fixed fees for commercial conveyancing in Morriston for under £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Morriston, including the sale and acquisition of businesses as well as simply property. Whether you are looking to purchase or sell a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right firm. Regarding the fees these will vary based on the structure and heads of terms of the deal. Please provide us with your details or email us so that we may furnish you with a fixed commercial conveyancing quote.