My wife and I are soon to complete on the purchase of a property in Gorseinon but as a consequence of damage from the recent storms I have managed to agree reparation from the owner of six thousand pounds by way of a adjustment in the price. I had intended this to be addressed as part of a side agreement however Leeds Building Society will not permit this. Why were they notified?

Your property lawyer being on a Leeds Building Society approved list is required to inform Leeds Building Society of any amendments to the purchase price. If you were to refuse your conveyancer to disclose the reduction to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new property lawyer for your conveyancing in Gorseinon.

I had intended to instruct a property lawyer in Gorseinon for our home move. Our broker informed us that our bank Barclays Direct won't deal with them. Why is this not regarded as unduly restrictive?

Banks normally restrict either the type or the number of conveyancing firms on their panel. A common example of such restriction(s) being that a law practice must have two or more partners. In addition to restricting the type of firm, a few banks have reduced the number of solicitor practices they allow to represent them. Be aware that Barclays Direct have no responsibility for the quality of advice provided by any member of Barclays Direct Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago even though there remains mixed views regarding the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms, including some in or near Gorseinon only perform one or two conveyances per annum.

What will a local search inform me about the house we're buying in Gorseinon?

Gorseinon conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search plays a central role in many a Gorseinon conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should reveal 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 subject sections.

I am purchasing a new build house in Gorseinon with the aid of help to buy. The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not inform my solicitor about this side-deal as it may put at risk my mortgage with Santander. Should I keep quiet?.

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.

I opted to have a survey completed on a property in Gorseinon in advance of appointing solicitors. I have been informed that there is a flying freehold element to the property. My surveyor advised that some mortgage companies tend not issue a mortgage on such a premises.

It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Gorseinon. Conveyancing may be slightly more expensive based on your lender's requirements.