The sellers of the home we are purchasing have instructed a conveyancing solicitor in Vale Of Glamorgan who has suggested a exclusivity agreement with a deposit 6,000. Are such agreements sensible?

This form of preliminary agreement is unusual in Vale Of Glamorgan, conveyancers are often found to veer clients away from them as they detract from the primary focus, namely conveyancing and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no guarantee that just because the proprietor has entered into an exclusivity contract they will sell to you. They may breach the agreement if they receive sufficient incentive to do so because an aggrieved purchaser with the benefit of a lockout agreement will still have to show losses as a consequence of the breach and this may not equalise the extra amount that your vendor may secure by reneging on the contract, no matter how morally reprehensible that may be.

I am planning to acquire a flat and require a conveyancing solicitor in Vale Of Glamorgan who is on the solicitor. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for in certain locations such as Vale Of Glamorgan. We dont recommend any particular firm.

Various web forums that I have frequented warn that are the primary reason for hinderance in Vale Of Glamorgan house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Vale Of Glamorgan.

I am buying my first flat in Vale Of Glamorgan with the aid of help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not inform my lawyer about the deal as it could impact my loan with the lender. 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.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Vale Of Glamorgan is the location of the property. Is there any guidance you can give?

Flying freeholds in Vale Of Glamorgan are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Vale Of Glamorgan you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Vale Of Glamorgan may decide 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 residence.