I require conveyancing for a flat in a relatively new development (five years built) in Treharris. The vast majority the properties are already disposed of. Is it strictly necessary to order conveyancing searches as part of conveyancing in Treharris?

You would be taking a significant risk in refusing to carrying out Treharris conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your lawyer conducts them. Where time pressures and cost are top of your concerns you should discuss with your lawyer about the option of search insurance

What does a local search reveal about the property we're buying in Treharris?

Treharris conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every Treharris conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I'm purchasing my first flat in Treharris with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of extras instead. The house builders rep advised me not disclose to my solicitor about the side-deal as it could jeopardize my loan with The Royal Bank of Scotland. 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.

I opted to have a survey done on a house in Treharris in advance of appointing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend refuse to issue a loan on such a premises.

It varies from the lender to lender. HSBC has different requirements from Nationwide. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Treharris. Conveyancing may be slightly more expensive based on your lender's requirements.

We're novice buyers - agreed a price, yet the selling agent informed us that the seller will only move forward if we use the agent's recommended solicitors as they need an ‘expedited deal’. We would rather use a local conveyancer with experience of conveyancing in Treharris

We suspect that the seller is not behind this request. If they want ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you will continue to instruct your own,trusted Treharris conveyancing lawyers - not the ones that will provide their negotiator at the agency a referral fee or hit his conveyancing targets pre-set by senior management.