I'm buying my first flat in Mumbles with a loan from Norwich and Peterborough Building Society. The sellers would not budge the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not reveal to my lawyer about the side-deal as it would put at risk my loan with Norwich and Peterborough Building Society. 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.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Mumbles is where the house is located. Can you offer any opinion?

Flying freeholds in Mumbles are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mumbles you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mumbles may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Is there anything unique about your site and other online quote calculators for conveyancing in Mumbles?

At this site receive a fixed fee quote via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Mumbles. Unlike many estate agents and brokerage sites we are not in the business of charging firms a fee if you appoint them for your conveyancing in Mumbles

Planning to exchange soon on a garden flat in Mumbles. Conveyancing solicitors inform me that they are sending me a report next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Mumbles should include some of the following:

specifics of the parties to the lease, for instance these could be the leaseholder, head lessor, landlord Does the lease prohibit wood flooring? if lease caters for for a sinking fund? It needs to be made clear to you if the lease allows you to alter or upgrade aspects of the flat- you should be made aware as to whether any restrictions applies to all alterations or just structural alteration, and whether consent is required You must be told what constitutes a Nuisance as far as the lease is concerned

I inherited a 2 bed flat in Mumbles, conveyancing having been completed December 2006. How much will my lease extension cost? Equivalent properties in Mumbles with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease comes to an end on 21st October 2075

With only 50 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

Some months ago I was advised by my bank that their approved solicitors operate no sale no charge basis for conveyancing in Mumbles. I had a purchase fall through nevertheless the lawyers want search fees! They say the fees are independent!

Mumbles conveyancing search fees are separate expenses not solicitors fees as these are due to a third party.