I am nearing an exchange on a flat in Blaenau Gwent and my parents have transferred the ten percent deposit to my . I am now informed that as the deposit has not arrived from me my needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really necessary for this now to be an issue?

Your is duty bound to check with the bank to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

We are looking to buy a house and require a conveyancing solicitor in Blaenau Gwent who is on the solicitor panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Blaenau Gwent.

My wife and I buying a 3 bedroom semi in Blaenau Gwent. We would like to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to ascertain if these alterations are permitted?

Your property lawyer will check the deeds as conveyancing in Blaenau Gwent will sometimes reveal restrictions in the title documents which prohibit categories of alterations or necessitated the consent of a 3rd party. Certain additions call for local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

I'm the only beneficiary of my late father’s will and I have everything in my name alone, including the my former home in Blaenau Gwent. The Blaenau Gwent property was put into my name in . I want to move. I understand that there is a CML 6 month 'rule', meaning my proprietorship could be treated the same way as if I'd bought the property in . Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How practical a view mortgage companies take of it, depend on the bank as this clause primarily exists to pick up on the purchase and immediately sell or the quick reselling of property.

Is it the case that all Blaenau Gwent CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing list of approved practices?

A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who handled the conveyancing in Blaenau Gwent 10 years ago are no longer around. What are my options?

These day there are duplicates made of almost everything, and your conveyancer should know exactly where to find all the appropriate paperwork so you may buy or dispose of your property without any difficulty. If copies are not available, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on the premises.

I am buying a new build apartment in Blaenau Gwent. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Blaenau Gwent

There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.