We note that you have a search directory identifying law firms on the Principality conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Nannerch?

We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Nannerch.

I'm buying my first flat in Nannerch with the aid of help to buy. The developers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about this extras as it may adversely affect my mortgage with the lender. Is this normal?.

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.

My husband and I are new to the buying process - agreed a price, yet the estate agent has warned us that the owners will only proceed if we instruct their recommended conveyancers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer who is familiar with conveyancing in Nannerch

We suspect that the seller is unaware of this ultimatum. If they want ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Contact the vendors directly and make sure they comprehend that (a)you are serious buyers (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Nannerch conveyancing lawyers - rather thanthe ones that will give their estate agent a referral fee or achieve conveyancing figures demanded by senior management.

I own a leasehold flat in Nannerch. Conveyancing and Godiva Mortgages Ltd mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Nannerch who acted for me is not around. What should I do?

The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to incur the fees of a Nannerch conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I purchased a leasehold flat in Nannerch, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent properties in Nannerch with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2093

With only 67 years unexpired the likely cost is going to be between £10,500 and £12,000 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.

I would be grateful if you would clarify what my options are if my Nannerch conveyancing searches reveals detrimental results?

Normally, most concerns exposed in Nannerch conveyancing search responses can be handled in advance of completion or indemnity insurance may be put on cover. It is crucial to note that even though you are buying the premises and might be content to live with the search results, your mortgage lender may not, and when all said and done they have the final say.