My lawyer has identified a a legal deficiency with the lease for the property we are purchasing in Hengoed. The other side have put forward defective title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancing practitioner says that he must check that the mortgage company is content with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.
We see that you have a search directory identifying firms on the Lloyds conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Hengoed?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hengoed.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Hengoed. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 7/6/2026, the requirements read as follows :
I am buying a new build house in Hengoed with the aid of help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not inform my solicitor about the deal as it could jeopardize 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.
I opted to have a survey done on a property in Hengoed prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some banks will refuse to issue a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hengoed. Conveyancing may be slightly more expensive based on your lender's requirements.
I am employed by a long established estate agency in Hengoed where we see a number of flat sales jeopardised as a result of short leases. I have received inconsistent advice from local Hengoed conveyancing firms. Please can you shed some light as to whether the seller of a flat can start the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I acquired a 1 bedroom flat in Hengoed, conveyancing was carried out November 2009. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Hengoed with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 2089
With just 63 years remaining on your lease we estimate the premium for your lease extension to span between £16,200 and £18,600 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.