I have an AIP. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather use a Rowen based conveyancing firm?

Do check but the chances are that give you one of their panel conveyancers if you want the "fee-free" offer. Call the bank to check if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Rowen.

four months have gone by following my purchase conveyancing in Rowen concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm buying my first flat in Rowen with the aid of help to buy. The developers refused to move on the price so I negotiated 6k of extras instead. The estate agent told me not inform my conveyancer about the deal as it will impact my loan with the bank. Should I keep quiet?.

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.

In my capacity as executor for the will of my father I am disposing of a property in Swansea but live in Rowen. My solicitor (who is 235 kilometers awayneeds me to execute a stat dec prior to completion. Could you suggest a conveyancing solicitor in Rowen to witness this legal document for me?

strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in Rowen

What makes a Rowen lease defective?

Leasehold conveyancing in Rowen is not unique. All leases are drafted differently and drafting errors can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party. A provision to repair to or maintain parts of the premises

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Bank of Scotland, and TSB all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.

Leasehold Conveyancing in Rowen - Examples of Queries Prior to Purchasing

You should be aware that where the lease has less than 80 years it will impact the marketability of the property. Check with your bank that they are willing to to proceed given the lease term. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth finding out how much this will be. For most Rowenlease extensions you will need to own the premises for a couple of years in order to be eligible to extend the lease. How much is the ground rent and service charge? Be sure to enquire if there are any onerous prohibitions in the lease. By way of example it is fairly common in Rowen leases that pets are not allowed in in a block in Rowen. If you love the flatin Rowen but your dog is not allowed to make the move with you then you will be presented with a hard compromise.