I am obtaining a offer of a home loan from Lloyds. I would like to enlist the help of a Licensed Conveyancer in Penylan. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

I am buying a new build house in Penylan benefiting from help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not to tell my conveyancer about the extras as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.

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.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Penylan is the location of the property. Is there any guidance you can give?

Flying freeholds in Penylan are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Penylan you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penylan 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.

I need to find a conveyancing solicitor for purchase conveyancing in Penylan. I've discover a site which appears to be the ideal answer If it is possible to get all this stuff completed via web that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Finally, a mortgage offer from a bank for the remortgage of my 2 bedroom apartment is coming any day now. Can you recommend an efficient remortgage conveyancing practitioner in Penylan ?

This site is not designed to help in pursuit of the lowest fares for conveyancing in Penylan. Our aim is to provide excellent value conveyancing but we do not aim to advertise as being the cheapest. Avoid the trap of appointing companies offering low cost conveyancing in Penylan.At best, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up paying a lot in extras and still not get the service you were looking for.