My Ystrad Mynach lawyer has identified a difference when comparing the information in the valuation survey and what is revealed within the title deeds. My lawyer says that he is obliged to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance right?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

My lawyer has informed me that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Ystrad Mynach?

The appropriate level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Santander and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.

We have agreed to purchase a house in Ystrad Mynach. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?

As your lender is Virgin Money your lawyer must follow the formal requirements contained in Part two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Virgin Money where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Ystrad Mynach.

I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Ystrad Mynach conveyancing practitioner on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

Should commercial conveyancing searches reveal planned roadworks that may affect a commercial site in Ystrad Mynach?

Many commercial conveyancing solicitors in Ystrad Mynach will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Ystrad Mynach. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ystrad Mynach.

For every commercial conveyancing transaction in Ystrad Mynach it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Ystrad Mynach commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Ystrad Mynach.

I am purchasing a new build house in Ystrad Mynach benefiting from help to buy. The builders would not reduce the price so I negotiated £7000 of additionals instead. The house builders rep advised me not inform my lawyer about this extras as it could affect my loan with the lender. 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.

Please specify the differing property law services that Ystrad Mynach conveyancing solicitors handle?

On the whole Ystrad Mynach conveyancing practices tend to offer various legal advice to domestic and agricultural land proprietors, vendors, buyers, landlords and tenants assistingwith some of the following:

Private sale conveyancing in Ystrad Mynach and beyond House purchase conveyancing in Ystrad Mynach and further afield Ystrad Mynach conveyancing for Employee Relocation conveyancing schemes in and outside of Ystrad Mynach Transferring equity to add or remove owners lifetime mortgages and equity release conveyancing Planning and boundary enquiries