I'm buying my first flat in Llandudno benefiting from help to buy. The builders would not move on the amount so I negotiated 6k of additionals instead. The sale representative suggested that I not disclose to my conveyancer about the deal as it will adversely affect my mortgage with . Do I keep my lawyer in the dark?.

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.

Over the last few months I have been searching for a ground for flat up to £305k and identified one round the corner in Llandudno I like with a park and railway links nearby, however it's only got 51 years unexpired on the lease. There is not much else in Llandudno suitable, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a home loan that many years will likely be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Llandudno and how can your lawyers assist?

The 1954 Act affords protection to business lessees, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Llandudno is one of our hundreds of locations in which our lawyers have offices