I have been advised by my conveyancer that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Porth?

The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between and . Conveyancing practitioners as opposed to members of the public take out such policies.

We have a mortgage agreed in principle with . Porth conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from ?

There is no definitive answer here. Have done the valuation? Have you informed as to your lawyers' details and checked that your lawyers are on the conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Porth bank branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Porth conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend based on their specific requirements. I simply don't know who is right.

Provided that the is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

My wife and I have a renovated Georgian house in Porth. Conveyancing lawyer acted for me and . I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Porth and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing solicitor who conducted the work.

I'm purchasing a new build house in Porth benefiting from help to buy. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not reveal to my conveyancer about the side-deal as it may jeopardize my mortgage with . Should I keep quiet?.

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.

I need to instruct a conveyancing solicitor in Porth for my house move. Can I see a firm’s record with the profession’s regulator?

Members of the public may read published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training requirements.

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.