Our solicitor has uncovered a a legal deficiency with the lease for the apartment we are purchasing in Sychdyn. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our says that he must check that the bank is happy with this solution. Who is the client here, us or the mortgage company ?

Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. These conveyancing instructions must be adhered to.

My wife and I are purchasing a flat in Sychdyn. It might be a silly question but how we can trust a conveyancer? At some point we have to put funds into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We previously selected solicitors located in Sychdyn on the solicitor approved list. They are now charging me an additional sum for dealing with the mortgage. Is this a supplemental conveyancing fee specified by ?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your may levy a fee for this. The charge is not set by but by your Sychdyn . Some firms on the panel will quote an ‘acting for lender’ fee and others do not.

I am expecting a DIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Sychdyn solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Sychdyn solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I am looking for a ground for flat up to £305k and found one round the corner in Sychdyn I like with a park and station nearby, however it only has 51 years unexpired on the lease. I can't really find anything else in Sychdyn suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you require a home loan the remaining unexpired lease term will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

I have been recommended by numerous estate agents in Sychdyn to locate a conveyancer on your site. What’s the financial incentive for Estate Agents to market your lawyers rather than a competitor’s?

We refuse to make any commission for directing people our way. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

We are soon to buying a house in Sychdyn. Can the keep our transaction price confidential from sites such as Zoopla. Is this achievable and how?

HMLR as a matter of law required to disclose price sold data on the official title for domestic properties nationwide including homes in Sychdyn. The register of ownership is a public document, so HMLR would be breaching their statutory obligations if they failed to grant access to the register.

In essence you can ask HM Land Registry to withhold the price paid data but the response will be a No.