I require fast conveyancing in Cyncoed as I have an ultimatum to complete inside 2 weeks. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are are a mortgage free buyer you have the choice not to have searches conducted although no law firm would advise that you don't. With plenty of history conveyancing in Cyncoed the following are instances of issues that can crop up and therefore affect the marketability of the property: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...

I'm purchasing a new build house in Cyncoed with a mortgage from Norwich and Peterborough Building Society. The builders would not budge the price so I negotiated 6k of additionals instead. The property agent told me not inform my solicitor about the deal as it would affect my mortgage 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.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Cyncoed is the location of the property. Can you shed any light on this issue?

Flying freeholds in Cyncoed are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cyncoed you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cyncoed may determine 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 premises.

Given that I will soon spend hundreds of thousands of pounds on a garden flat in Cyncoed I would like to talk to a solicitor about myconveyancing ahead of giving the go ahead to the firm. Is this something that you can arrange?

This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you first talking to the conveyancer due to be carrying out your property ownership legalities in Cyncoed.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Cyncoed should be the figure that you end up paying.

My offer on detached house in Cyncoed has been accepted, but there is a chain. The sellers have submitted an offer on a property, however it’s not yet tied up, and has viewings of other flats booked. I have instructed a local conveyancing solicitor in Cyncoed. What should be my next step? At what stage should I apply for the mortgage with Santander?

It is normal to have anxieties where there is an associated chain given your reluctance to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Cyncoed conveyancing search charges, etc). First, you should ensure that your property lawyer is on the Santander conveyancing panel. As to the subsequent phase this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a buoyant market some home buyers would apply for the mortgage with Santander and pay for the survey and only if it comes back ok would they pay their conveyancer to press on with searches.